370 Bartlett St #3 · San Francisco, CA 94110

$525,000

1 bd · 1.0 ba · 845 sqft · Condo · 519 Days on market

Built 1960 Good condition $621/sqft · 39% below area Est $854k · 39% under $100/mo HOA · 2% of rent ↓ 12% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 845 sq ft home located in the vibrant city of San Francisco. This property offers a comfortable layout featuring one bedroom and one full bathroom with a stall shower and tile finishes. The kitchen is equipped with modern appliances, including an electric cooktop, oven range, refrigerator, and tile countertops, making it a delightful space for preparing meals. Enjoy cozy evenings in the separate family room, complete with a bay window that enhances the home's bright ambiance. The flooring consists of carpet, providing comfort and warmth throughout the living spaces. A wall furnace ensures adequate heating during cooler months. The home offers community laundry facilities for convenience. Situated within the San Francisco Unified School District, it provides proximity to local educational institutions. This residence embraces the city's mild climate. Don't miss the opportunity to explore this delightful San Francisco home!

Key facts

• Tile countertops
• Oven range
• Dining area

Tags

• ELECTRIC COOKTOP
• TILE COUNTERTOPS
• OVEN RANGE
• REFRIGERATOR
• DINING AREA
• SEPARATE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $525k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $482k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $435k (17.2% below list).
• Recommended offer: $435k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.2% in San Francisco — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#90 in CA, #3,143 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• San Francisco Unified (urban): math 50% / reading 56% proficiency, ranked #322 of 1,400 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+14.5%/yr); 231 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 33% of the median local income ($158k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 519 days — a 12% lower offer ($462k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $74k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $434,534 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 519 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $853,936
• List price: $525,000
• Delta: -38.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 Bryant St #101	0.83mi	1/1.0	817 (-3%)	0mo	$855,000	$1,047	59
2225 23rd St #311	0.99mi	2/1.0 (+1)	836 (-1%)	0mo	$630,000	$754	58
338 Potrero Ave #308	1.17mi	2/2.0 (+1)	823 (-3%)	1mo	$414,731	$504	51
3055 25th St	0.48mi	2/1.0 (+1)	980 (+16%)	0mo	$1,000,000	$1,020	48
95 Mccoppin St Unit 103E	1.40mi	1/1.0	739 (-12%)	0mo	$600,000	$812	44
266 Clinton Park	1.29mi	2/1.0 (+1)	936 (+11%)	0mo	$850,000	$908	42
5320 Diamond Heights Blvd Unit 202K	1.11mi	1/1.0	682 (-19%)	0mo	$500,000	$733	40
875 Vermont St #204	1.02mi	1/1.0	646 (-24%)	1mo	$599,000	$927	39
360 Guerrero St #312	1.02mi	2/1.0 (+1)	960 (+14%)	0mo	$875,000	$911	37
241 14th St	1.18mi	2/1.0 (+1)	710 (-16%)	0mo	$500,000	$704	35
1300 22nd St #413	1.46mi	2/2.0 (+1)	952 (+13%)	0mo	$1,288,000	$1,353	35
784 Andover St	1.24mi	2/2.0 (+1)	1,045 (+24%)	0mo	$967,000	$925	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.45×
• Total profit: $-80,792
• Equity at exit: $78,279

10-year hold

• IRR: 0.8%
• Equity multiple: 1.07×
• Total profit: $10,462
• Equity at exit: $45,392

Cash invested: $147,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City San Francisco: 0 Strongly Tenant-Friendly · D+57

SF Rent Ordinance + Eviction Protections; relocation $10k+; one of strictest in US.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 3 active · 5 under contract
• Median asking: $950,000 ($915/sqft)
• Median days on market: 41 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94110

• Rents YoY: 14.5%
• Active inventory: 231
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $4,345 high
• Mortgage (P&I): −$2,753
• Tax est. 1.5%: −$656 /mo · $7,875/yr
• Insurance: −$219
• HOA: −$100
• Vacancy / Maint / Mgmt: −$913
• Net cashflow: $-295

Break-even live

Break-even rent $4,719

Max offer price $482,264

Occupancy floor —

Sensitivity live

Price	-10% $67	-5% $-114	+0% $-295	+5% $-477	+10% $-658
Rent	-10% $-639	-5% $-467	+0% $-295	+5% $-124	+10% $48
Rate	-1.0pp $-31	-0.5pp $-162	base $-295	+0.5pp $-431	+1.0pp $-570

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $131,250
• Closing costs: $15,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3421 25th St #7 San Francisco, CA	2.0	1.0	900	$4,895	$5.44	42d	1	0.08mi
520 Bartlett St Unit 2 San Francisco, CA	2.0	1.0	810	$4,895	$6.04	73d	1	0.17mi
3721 25th St Apt 4 San Francisco, CA	1.0	1.0	655	$3,495	$5.34	27d	1	0.19mi
3721 25th St Apt 6 San Francisco, CA	1.0	1.0	650	$3,795	$5.84	48d	1	0.19mi
332 Fair Oaks St Unit 05 San Francisco, CA	2.0	1.0	817	$5,195	$6.36	93d	1	0.23mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,000	$6.92	35d	1	0.30mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	93d	1	0.30mi
3375 22nd St Unit 4 San Francisco, CA	1.0	1.0	1000	$3,995	$4.00	64d	1	0.31mi
45 Bartlett St San Francisco, CA	2.0	2.0	920	$5,950	$6.47	42d	1	0.33mi
45 Bartlett St San Francisco, CA	2.0	2.0	920	$5,950	$6.47	29d	1	0.33mi
2847 Folsom St San Francisco, CA	2.0	1.0	700	$4,995	$7.14	9d	1	0.35mi
35 Hill St San Francisco, CA	1.0	1.0	684	$4,000	$5.85	47d	1	0.35mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	56d	1	0.35mi
3410 22nd St Unit 7 San Francisco, CA	1.0	1.0	533	$4,200	$7.88	11d	1	0.35mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	51d	1	0.35mi
1200 Treat Ave Unit 1 San Francisco, CA	2.0	1.0	930	$5,000	$5.38	43d	1	0.38mi
940 Guerrero St Unit 15 San Francisco, CA	1.0	1.0	550	$4,395	$7.99	7d	1	0.40mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	66d	1	0.41mi
881 Dolores St San Francisco, CA	1.0	1.0	750	$4,495	$5.99	40d	1	0.42mi
2629 Folsom St Unit 105 San Francisco, CA	1.0	1.0	546	$3,100	$5.68	67d	1	0.44mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	93d	1	0.44mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	67d	1	0.44mi
134 28th St Unit 1 San Francisco, CA	1.0	1.0	647	$4,150	$6.41	2d	1	0.48mi
519 Capp St Unit B San Francisco, CA	1.0	1.0	700	$4,800	$6.86	9d	1	0.50mi
3700 20th St Unit 35 San Francisco, CA	—	1.0	571	$3,195	$5.60	2d	1	0.56mi
3440 20th St San Francisco, CA	2.0	1.0	832	$5,995	$7.21	2d	1	0.56mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	56d	1	0.57mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	56d	1	0.60mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	66d	1	0.61mi
218 Winfield St San Francisco, CA	2.0	1.0	600	$3,200	$5.33	93d	1	0.64mi
317 29th St #304 San Francisco, CA	1.0	1.0	882	$4,995	$5.66	73d	1	0.66mi
359 29th St San Francisco, CA	1.0	1.0	800	$4,200	$5.25	71d	1	0.68mi
799 S Van Ness Ave San Francisco, CA	1.0	1.0	700	$3,800	$5.43	48d	1	0.68mi
4022 24th St Unit 4024 San Francisco, CA	2.0	1.0	850	$6,295	$7.41	27d	1	0.69mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	93d	1	0.69mi
1772 Dolores St #1 San Francisco, CA	2.0	1.0	900	$3,995	$4.44	73d	1	0.72mi
1643 Castro St Apt 6 San Francisco, CA	1.0	1.0	563	$3,695	$6.56	56d	1	0.77mi
54 Sycamore St San Francisco, CA	2.0	1.0	750	$2,950	$3.93	37d	1	0.81mi
450 30th St San Francisco, CA	1.0	1.0	800	$3,450	$4.31	93d	1	0.82mi
81 Dorland St San Francisco, CA	1.0	1.0	600	$3,790	$6.32	16d	1	0.83mi

HOA detail $100/mo · $1,200/yr condo

• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $525,000 Active 519 DOM
2. 2026-08-06
   days on market $525,000 Active 517 DOM
3. 2026-08-05
   days on market $525,000 Active 516 DOM
4. 2026-08-04
   days on market $525,000 Active 515 DOM
5. 2026-08-03
   days on market $525,000 Active 514 DOM
6. 2026-07-31
   days on market $525,000 Active 511 DOM
7. 2026-07-30
   days on market $525,000 Active 510 DOM
8. 2026-07-30
   days on market $525,000 Active 509 DOM
9. 2026-07-28
   days on market $525,000 Active 508 DOM
10. 2026-07-26
    days on market $525,000 Active 506 DOM
11. 2026-07-24
    days on market $525,000 Active 504 DOM
12. 2026-07-23
    days on market $525,000 Active 503 DOM
13. 2026-07-22
    days on market $525,000 Active 502 DOM
14. 2026-07-21
    days on market $525,000 Active 501 DOM
15. 2026-07-20
    days on market $525,000 Active 500 DOM
16. 2026-07-18
    days on market $525,000 Active 498 DOM
17. 2026-07-18
    days on market $525,000 Active 497 DOM
18. 2026-07-16
    days on market $525,000 Active 496 DOM
19. 2026-07-15
    days on market $525,000 Active 495 DOM
20. 2026-07-14
    days on market $525,000 Active 494 DOM
21. 2026-07-13
    days on market $525,000 Active 493 DOM
22. 2026-07-13
    days on market $525,000 Active 492 DOM
23. 2026-07-11
    days on market $525,000 Active 491 DOM
24. 2026-07-10
    days on market $525,000 Active 490 DOM
25. 2026-07-09
    days on market $525,000 Active 489 DOM
26. 2026-07-07
    days on market $525,000 Active 487 DOM
27. 2026-07-06
    days on market $525,000 Active 486 DOM
28. 2026-07-06
    days on market $525,000 Active 485 DOM
29. 2026-07-05
    days on market $525,000 Active 484 DOM
30. 2026-07-03
    days on market $525,000 Active 483 DOM
31. 2026-07-02
    days on market $525,000 Active 482 DOM
32. 2026-07-01
    days on market $525,000 Active 481 DOM
33. 2026-06-30
    days on market $525,000 Active 480 DOM
34. 2026-06-29
    days on market $525,000 Active 479 DOM
35. 2026-06-28
    days on market $525,000 Active 478 DOM
36. 2026-06-27
    days on market $525,000 Active 477 DOM
37. 2026-06-26
    days on market $525,000 Active 476 DOM
38. 2026-06-24
    days on market $525,000 Active 474 DOM
39. 2026-06-22
    days on market $525,000 Active 472 DOM
40. 2026-06-21
    days on market $525,000 Active 471 DOM
41. 2026-06-18
    days on market $525,000 Active 468 DOM
42. 2026-06-17
    days on market $525,000 Active 467 DOM
43. 2026-06-16
    days on market $525,000 Active 466 DOM
44. 2026-06-15
    days on market $525,000 Active 465 DOM
45. 2026-06-13
    days on market $525,000 Active 463 DOM
46. 2026-06-13
    days on market $525,000 Active 462 DOM
47. 2026-06-09
    days on market $525,000 Active 459 DOM
48. 2026-06-08
    days on market $525,000 Active 458 DOM
49. 2026-06-07
    days on market $525,000 Active 457 DOM
50. 2026-06-04
    days on market $525,000 Active 454 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥78°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,144
• − Mortgage interest: −$29,408
• − Property taxes: −$7,875
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,172
• − Management: −$4,172
• − HOA: −$1,200
• − Depreciation: −$15,273
• Taxable loss: −$12,580
• Est. tax savings @ 24.0%: +$3,019
• After-tax cash flow: $-525/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $4,225–$12,675 screening

This charming 845 sq ft condo in San Francisco is in good condition with modern appliances and a well-maintained exterior. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves durability and aesthetic ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Chavez (Cesar) Elementary Middle Everett Middle High O'connell (John) High

Schools (NCES district)

• District: San Francisco Unified
• NCES district ID: 0634410
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $81,249
• Composite: 50.14/100
• National rank: #4088
• State rank: #322 of 1400 in CA

B Composite livability gradescore 76/100

Livability — San Francisco

• Score: 76/100
• State rank: #90
• US rank: #3143

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B- Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Francisco, CA
• County: San Francisco County · 1,030,936 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 8% of renters

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Population outlook (San Francisco County) Hauer SSP2

• Today (2025): 1,030,936 people
• By 2030: 1,110,409 · +7.7%
• By 2040: 1,270,010 · +23.2%
• By 2050: 1,435,001 · +39.2%
• By 2075: 1,779,074 · +72.6%
• By 2100: 1,966,767 · +90.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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Political lean MEDSL · San Francisco

• 2024 margin: Solid D (+64.8) · D 80.3% · R 15.5% · Other 4.1%
• 2008→2024 swing: -5.7pp toward R · 2008: 70.5pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+72.5 2016: D+76.1 2012: D+70.2 2008: D+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-12.4% since first listed

6 events — show timeline

• 2025-12-16 Price Changed $525,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-16 Price Changed $525,000 MLSListings
• 2025-06-23 Price Changed $549,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-23 Price Changed $549,000 MLSListings
• 2025-03-08 Listed $599,000 MLSListings
• 2025-03-07 Listed $599,000 bridgeMLS, Bay East AOR, or Contra Costa AOR