1060 Noe St #1062 · San Francisco, CA 94114

$849,000

2 bd · 1.0 ba · 793 sqft · SingleFamily · 43 Days on market

Built 1906 2,622 sqft lot $1071/sqft · 8% below area Est $925k · 8% under $658/mo HOA · 13% of rent

---

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 +11.2/15.0
• Appreciation +9.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This is the rare kind of magical place where life naturally unfolds around you. Set in the heart of Noe Valley downtown, this beautifully renovated 2-bedroom, 1-bath residence offers the rare feeling of being truly connected to a neighborhood - one where familiar faces, daily rituals, and an easy sense of belonging are part of everyday life. Located at Noe Street & 24th Street, the home sits at the center of it all, yet still feels warm, comfortable, and grounded. Inside, the home has been thoughtfully updated with new flooring, fresh paint, a renovated kitchen and bathroom, stainless steel appliances, and in-unit laundry hookups. Spacious storage is included, and the newly converted Tenancy in Common building has been refreshed with a completely new exterior facade and new roof - a move-in ready home that's immediately available for your occupancy. Step outside and your day takes shape effortlessly. Morning coffee and a pastry from Noe Valley Bakery, a stroll past local bookstores and neighborhood shops, lunch or dinner at Novy or Firefly Restaurant, and an evening walk as the street gently comes alive with conversation and laughter. There's a steady, welcoming energy here neighbors chatting, kids heading to the playground, dogs being walked, and people lingering just a little longer because it feels good to be outside. Weekends invite slower moments and simple joys: browsing the Noe Valley Farmers Market, free yoga in the morning, live music drifting through the Town Square in the afternoon, or an evening dance class under the lights. Green space is always close, whether it's a picnic at Mission Dolores Park, playtime at Douglas Park, or a walk up Billy Goat Hill for fresh air and views. With Whole Foods nearby, Mitchell's Ice Cream around the corner, and a walk score of 97, everyday life here feels easy and connected. It's a neighborhood where people of all ages feel comfortable, where errands turn into social moments, and where home truly extends beyond your front door. The home also enjoys close proximity to the Castro and adjacent neighborhoods, with top-rated schools like Alvarado Elementary School, offering the best of both worlds urban access with a true neighborhood feel. Warm, lively, and deeply rooted in community, this home offers the chance to live in one of San Francisco's most cherished neighborhoods and to feel, every day, that you're exactly where you belong.

Key facts

• New exterior facade
• Renovated kitchen
• Top rated schools

Tags

• RENOVATED KITCHEN
• IN UNIT LAUNDRY HOOKUPS
• NEW EXTERIOR FACADE
• NEW ROOF
• CLOSE PROXIMITY TO CASTRO
• TOP RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $849k.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $480k (43.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $504k (40.7% below list).
• Recommended offer: $480k (43.4% below list) — sets the bar for cash-flow.
• Cap rate 2.7% vs local median 2.1% in San Francisco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+14.4%/yr); 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).

Forward outlook

• In year one you build about $87k of equity ($6k loan paydown + $81k appreciation (9.5% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$139k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($824k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $480,368 (43.4% 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 43 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.59% ✗
• Cap rate: 2.69%
• Cash-on-cash: -12.86%
• DSCR: 0.43
• GRM: 14.1

CMA / ARV

• ARV (median comp): $924,789
• List price: $849,000
• Delta: -8.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1060 Noe St Unit 1064A	0.00mi	2/1.0	793 (0%)	1mo	$860,000	$1,084	99
1060 Noe St Unit 1060A	0.00mi	2/1.0	779 (-2%)	2mo	$799,000	$1,026	96
1060 Noe St #1060	0.00mi	2/1.0	779 (-2%)	2mo	$799,000	$1,026	96
3623 22nd St	0.28mi	2/1.0	783 (-1%)	2mo	$1,100,000	$1,405	84
505 Grand View Ave #6	0.57mi	2/1.0	810 (+2%)	4mo	$890,000	$1,099	66
1543 Noe St	0.52mi	1/1.0 (-1)	836 (+5%)	3mo	$1,400,000	$1,675	59
827 Corbett Ave #101	0.61mi	1/1.0 (-1)	755 (-5%)	0mo	$665,000	$881	58
20 Parkridge Dr #12	0.73mi	2/1.0	779 (-2%)	7mo	$750,000	$963	57
3890 Market St #2	0.59mi	1/1.0 (-1)	828 (+4%)	5mo	$880,000	$1,063	56
350 San Jose Ave #04	0.60mi	2/2.0	820 (+3%)	8mo	$795,000	$970	55
1485 Church St #4	0.44mi	1/1.0 (-1)	708 (-11%)	3mo	$750,000	$1,059	54
3944 18th St	0.65mi	2/1.0	885 (+12%)	0mo	$900,000	$1,017	50

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

Projected returns pro-forma

9.51% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.26×
• Total profit: $298,713
• Equity at exit: $734,516

10-year hold

• IRR: 16.0%
• Equity multiple: 5.49×
• Total profit: $1,067,276
• Equity at exit: $1,552,809

Cash invested: $237,720 (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 →

ZIP-level market 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 116
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $5,035 high
• Mortgage (P&I): −$4,452
• Tax est. 1.5%: −$1,061 /mo · $12,735/yr
• Insurance: −$354
• HOA: −$658
• Vacancy / Maint / Mgmt: −$1,057
• Net cashflow: $-2,548

Break-even live

Break-even rent $8,260

Max offer price $480,368

Occupancy floor —

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	44d	1	0.09mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	13d	1	0.22mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	5d	1	0.22mi
1643 Castro St Apt 6 San Francisco, CA	1.0	1.0	563	$3,695	$6.56	8d	1	0.27mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	3d	1	0.38mi
1 Homestead San Francisco, CA	2.0	1.0	750	$6,900	$9.20	24d	1	0.41mi
332 Fair Oaks St Unit 05 San Francisco, CA	2.0	1.0	817	$5,195	$6.36	44d	1	0.43mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	44d	1	0.46mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	2d	1	0.52mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	17d	1	0.53mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	44d	1	0.55mi
3375 22nd St Unit 4 San Francisco, CA	1.0	1.0	1000	$3,995	$4.00	15d	1	0.55mi
3550 Market St San Francisco, CA	2.0	2.0	1012	$5,495	$5.43	44d	1	0.60mi
3550 Market St Unit 206 San Francisco, CA	2.0	2.0	1012	$4,950	$4.89	18d	1	0.61mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	8d	1	0.61mi
359 29th St San Francisco, CA	1.0	1.0	800	$4,200	$5.25	22d	1	0.62mi
5285 Diamond Heights Blvd San Francisco, CA	1.0–2.0	1.0–2.0	805	$6,437	$8.00	2d	5	0.62mi
5160 Diamond Heights Blvd Unit 301C San Francisco, CA	2.0	1.0	990	$4,250	$4.29	44d	1	0.63mi
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	24d	1	0.63mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	44d	1	0.63mi
317 29th St #304 San Francisco, CA	1.0	1.0	882	$4,995	$5.66	24d	1	0.64mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	8d	1	0.66mi
450 30th St San Francisco, CA	1.0	1.0	800	$3,450	$4.31	44d	1	0.69mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	44d	1	0.71mi
18 Perego Ter San Francisco, CA	2.0	2.0	1100	$5,145	$4.68	44d	1	0.72mi
520 Bartlett St Unit 2 San Francisco, CA	2.0	1.0	810	$4,895	$6.04	24d	1	0.72mi
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	5d	1	0.78mi
1772 Dolores St #1 San Francisco, CA	2.0	1.0	900	$3,995	$4.44	24d	1	0.85mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	44d	1	0.87mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	8d	1	0.89mi
218 Winfield St San Francisco, CA	2.0	1.0	600	$3,200	$5.33	44d	1	0.99mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	44d	1	1.01mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	18d	1	1.01mi
2629 Folsom St Unit 105 San Francisco, CA	1.0	1.0	546	$3,100	$5.68	18d	1	1.01mi
799 S Van Ness Ave San Francisco, CA	1.0–2.0	1.0	740	$4,500	$6.08	2d	2	1.03mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	44d	1	1.03mi
370 Upper Ter Unit 2 San Francisco, CA	1.0	1.0	700	$4,400	$6.29	18d	1	1.07mi
1019 Ashbury St San Francisco, CA	1.0	1.0	535	$3,790	$7.08	15d	1	1.15mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	17d	1	1.18mi
742 Chenery St San Francisco, CA	1.0	1.0	750	$2,995	$3.99	24d	1	1.20mi

HOA detail

• Monthly dues: $658 · $7,896/yr

Listing history 2 events

1. 2026-04-16
   listed $849,000 Active 2427-char remark

   Show marketing remark (2427 chars)

   This is the rare kind of magical place where life naturally unfolds around you. Set in the heart of Noe Valley downtown, this beautifully renovated 2-bedroom, 1-bath residence offers the rare feeling of being truly connected to a neighborhood - one where familiar faces, daily rituals, and an easy sense of belonging are part of everyday life. Located at Noe Street & 24th Street, the home sits at the center of it all, yet still feels warm, comfortable, and grounded. Inside, the home has been thoughtfully updated with new flooring, fresh paint, a renovated kitchen and bathroom, stainless steel appliances, and in-unit laundry hookups. Spacious storage is included, and the newly converted Tenancy in Common building has been refreshed with a completely new exterior facade and new roof - a move-in ready home that's immediately available for your occupancy. Step outside and your day takes shape effortlessly. Morning coffee and a pastry from Noe Valley Bakery, a stroll past local bookstores and neighborhood shops, lunch or dinner at Novy or Firefly Restaurant, and an evening walk as the street gently comes alive with conversation and laughter. There's a steady, welcoming energy here neighbors chatting, kids heading to the playground, dogs being walked, and people lingering just a little longer because it feels good to be outside. Weekends invite slower moments and simple joys: browsing the Noe Valley Farmers Market, free yoga in the morning, live music drifting through the Town Square in the afternoon, or an evening dance class under the lights. Green space is always close, whether it's a picnic at Mission Dolores Park, playtime at Douglas Park, or a walk up Billy Goat Hill for fresh air and views. With Whole Foods nearby, Mitchell's Ice Cream around the corner, and a walk score of 97, everyday life here feels easy and connected. It's a neighborhood where people of all ages feel comfortable, where errands turn into social moments, and where home truly extends beyond your front door. The home also enjoys close proximity to the Castro and adjacent neighborhoods, with top-rated schools like Alvarado Elementary School, offering the best of both worlds urban access with a true neighborhood feel. Warm, lively, and deeply rooted in community, this home offers the chance to live in one of San Francisco's most cherished neighborhoods and to feel, every day, that you're exactly where you belong.

2. 2026-01-21
   listed $849,000 Active

ⓘ 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 · 18 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: $60,421
• − Mortgage interest: −$47,557
• − Property taxes: −$12,735
• − Insurance: −$4,245
• − Repairs & maintenance: −$4,834
• − Management: −$4,834
• − HOA: −$7,896
• − Depreciation: −$24,698
• Taxable loss: −$46,378
• Est. tax savings @ 24.0%: +$11,131
• After-tax cash flow: $-19,440/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.

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

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 · 827,552 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 33,020
• Household income: $204,134
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1336.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 14% Two or more races 12% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 3%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 6% Chinese 4% Other Indo-European 4%

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: ▲ 9.51%
• Current HPI: 223.6988
• Rent YoY: ▲ 14.40%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $849,000 San Francisco MLS
• 2026-01-21 Listed $849,000 San Francisco MLS