609 Castro St Unit B · San Francisco, CA 94114

$849,000

1 bd · 4.0 ba · 2,900 sqft · MultiFamily public records · 19 Days on market

Built 1913 2,100 sqft lot $293/sqft · 80% below area Est $1037k · 18% under $400/mo HOA · 7% of rent

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Why this score? — see what drove the B+ 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).

• Cash flow +22.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• 1% rule +8.4/10.0
• DSCR +7.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Bright and beautiful 1 bedroom, 1 bath 1913 Edwardian Condominium with private deck and private yard in Eureka Valley. Placed on the iconic Castro st with all the historic district has to offer. Unit B features a spacious living/dining room, wood floors, wainscoting and french doors. Light, bright kitchen with granite counters, gas range stove with hood, dishwasher, Samsung refrigerator and microwave. Tiled bathroom with shower over tub. Sunlit large bedroom with walk in closets. French doors from living/dining and bedroom lead to a beautiful private deck, private lush lawn and garden below. Coin operated laundry and storage. Ideal location on Castro at 19th Street, with restaurants, cafes, shopping and parks. 1 block to MUNI Metro, easy access to tech shuttles, 101 freeway. Walk score 98. Video Tour: https://youtu. be/aXFI790OBBM

Key facts

• Private garden
• Exclusive-use garden
• Walk-in closet

Tags

• PRIVATE GARDEN
• EXCLUSIVE-USE DECK
• EXCLUSIVE-USE GARDEN
• GRANITE COUNTERTOPS
• GAS RANGE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Part of a 4-unit community
• Financial info:
• HOA & community: Homeowners association with a monthly fee of $400

Exterior

• Parking:
• Security:
• Utilities: Sidewalk/curb/gutter road surface
• Home design: Edwardian-style condominium; One-level; End unit; Entry level: 0
• Construction: Built in 1913
• Exterior features: Uncovered deck; Back yard fencing; Unit entry above ground level

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Disposal; Range hood
• Bedrooms: 1 bedroom
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); No cooling
• Interior features: Central gas heating; No cooling; Tile and wood floors; In-basement laundry; Dishwasher, disposal, range hood
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 1-bed/4.0-bath multifamily listed at $849k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $849k).
• Recommended offer: $836k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.1% 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.
• Market conditions: Rents rising fast (+14.4%/yr); 116 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $11,392/mo this rent would consume 67% of the median local household income ($204k/yr) (locally 1336% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (9.5% appreciation + 8.0% rent growth), your $238k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 19 days — a 2% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago 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: property tax is 3.3% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $836,265 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,037,447
• List price: $849,000
• Delta: -18.16%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.5%
• Equity multiple: 3.48×
• Total profit: $589,594
• Equity at exit: $734,516

10-year hold

• IRR: 29.5%
• Equity multiple: 8.60×
• Total profit: $1,806,732
• 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: 12.4×

Monthly cashflow live

• Estimated rent: $11,392 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$2,313 /mo · $27,752/yr
• Insurance: −$354
• HOA: −$400
• Vacancy / Maint / Mgmt: −$2,392
• Net cashflow: $1,481

Break-even live

Break-even rent $9,517

Max offer price $849,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$11,392
Total (2 units)			$11,392

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: —

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: gas

Listing history 13 events

1. 2026-05-18
   historical Contingent - No Show 1448-char remark
2. 2026-05-01
   listed $849,000 Active 1448-char remark
3. 2020-07-10
   soldstatus $1,002,000 Closed 842-char remark

   Show marketing remark (842 chars)

   Bright and beautiful 1 bedroom, 1 bath 1913 Edwardian Condominium with private deck and private yard in Eureka Valley. Placed on the iconic Castro st with all the historic district has to offer. Unit B features a spacious living/dining room, wood floors, wainscoting and french doors. Light, bright kitchen with granite counters, gas range stove with hood, dishwasher, Samsung refrigerator and microwave. Tiled bathroom with shower over tub. Sunlit large bedroom with walk in closets. French doors from living/dining and bedroom lead to a beautiful private deck, private lush lawn and garden below. Coin operated laundry and storage. Ideal location on Castro at 19th Street, with restaurants, cafes, shopping and parks. 1 block to MUNI Metro, easy access to tech shuttles, 101 freeway. Walk score 98. Video Tour: https://youtu. be/aXFI790OBBM

4. 2020-06-12
   status Pending 842-char remark

   Show marketing remark (842 chars)

   Bright and beautiful 1 bedroom, 1 bath 1913 Edwardian Condominium with private deck and private yard in Eureka Valley. Placed on the iconic Castro st with all the historic district has to offer. Unit B features a spacious living/dining room, wood floors, wainscoting and french doors. Light, bright kitchen with granite counters, gas range stove with hood, dishwasher, Samsung refrigerator and microwave. Tiled bathroom with shower over tub. Sunlit large bedroom with walk in closets. French doors from living/dining and bedroom lead to a beautiful private deck, private lush lawn and garden below. Coin operated laundry and storage. Ideal location on Castro at 19th Street, with restaurants, cafes, shopping and parks. 1 block to MUNI Metro, easy access to tech shuttles, 101 freeway. Walk score 98. Video Tour: https://youtu. be/aXFI790OBBM

5. 2020-05-29
   listed $925,000 Active 842-char remark

   Show marketing remark (842 chars)

   Bright and beautiful 1 bedroom, 1 bath 1913 Edwardian Condominium with private deck and private yard in Eureka Valley. Placed on the iconic Castro st with all the historic district has to offer. Unit B features a spacious living/dining room, wood floors, wainscoting and french doors. Light, bright kitchen with granite counters, gas range stove with hood, dishwasher, Samsung refrigerator and microwave. Tiled bathroom with shower over tub. Sunlit large bedroom with walk in closets. French doors from living/dining and bedroom lead to a beautiful private deck, private lush lawn and garden below. Coin operated laundry and storage. Ideal location on Castro at 19th Street, with restaurants, cafes, shopping and parks. 1 block to MUNI Metro, easy access to tech shuttles, 101 freeway. Walk score 98. Video Tour: https://youtu. be/aXFI790OBBM

6. 2014-04-23
   soldstatus $650,000 Closed

   Show marketing remark (772 chars)

   Condo conversion appl has been filed! Fab 1 BR 1 BA unit near the vibrant Castro district. This bldg has a lovely entryway w/ period details. The elegant LR has cove ceilings & French doors opening onto a deck & deeded grdn. The lg BR also has French doors leading to the deck. These rms & the hall all have hardwood floors. Remod kit has stainless appls, granite counters, a lovely tile floor & porch pantry. The BA has been updated & has tile floor. Ext stairs lead to a flat roof w/ fantastic views - great for a roof deck. This TIC is 1 of 4 units in a wonderful 1913 Edwardian building. Walk score of 98 w/ easy access to restaurants, shopping & public trnsprtn. Close to South Bay corp buses & minutes to hghwys 101 and 280.

7. 2014-04-23
   soldstatus $650,000

   Show marketing remark (772 chars)

   Condo conversion appl has been filed! Fab 1 BR 1 BA unit near the vibrant Castro district. This bldg has a lovely entryway w/ period details. The elegant LR has cove ceilings & French doors opening onto a deck & deeded grdn. The lg BR also has French doors leading to the deck. These rms & the hall all have hardwood floors. Remod kit has stainless appls, granite counters, a lovely tile floor & porch pantry. The BA has been updated & has tile floor. Ext stairs lead to a flat roof w/ fantastic views - great for a roof deck. This TIC is 1 of 4 units in a wonderful 1913 Edwardian building. Walk score of 98 w/ easy access to restaurants, shopping & public trnsprtn. Close to South Bay corp buses & minutes to hghwys 101 and 280.

8. 2014-02-18
   status Contingent - Show

   Show marketing remark (772 chars)

   Condo conversion appl has been filed! Fab 1 BR 1 BA unit near the vibrant Castro district. This bldg has a lovely entryway w/ period details. The elegant LR has cove ceilings & French doors opening onto a deck & deeded grdn. The lg BR also has French doors leading to the deck. These rms & the hall all have hardwood floors. Remod kit has stainless appls, granite counters, a lovely tile floor & porch pantry. The BA has been updated & has tile floor. Ext stairs lead to a flat roof w/ fantastic views - great for a roof deck. This TIC is 1 of 4 units in a wonderful 1913 Edwardian building. Walk score of 98 w/ easy access to restaurants, shopping & public trnsprtn. Close to South Bay corp buses & minutes to hghwys 101 and 280.

9. 2014-01-30
   listed $650,000 Active

   Show marketing remark (772 chars)

   Condo conversion appl has been filed! Fab 1 BR 1 BA unit near the vibrant Castro district. This bldg has a lovely entryway w/ period details. The elegant LR has cove ceilings & French doors opening onto a deck & deeded grdn. The lg BR also has French doors leading to the deck. These rms & the hall all have hardwood floors. Remod kit has stainless appls, granite counters, a lovely tile floor & porch pantry. The BA has been updated & has tile floor. Ext stairs lead to a flat roof w/ fantastic views - great for a roof deck. This TIC is 1 of 4 units in a wonderful 1913 Edwardian building. Walk score of 98 w/ easy access to restaurants, shopping & public trnsprtn. Close to South Bay corp buses & minutes to hghwys 101 and 280.

10. 2006-02-15
    soldstatus $400,000
11. 2006-02-15
    soldstatus $1,660,000
12. 2006-02-13
    historical
13. 2005-10-04
    listed $415,000

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $27,752 · $2,313/mo
• Projected year-2 tax: $27,752 · $2,313/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥76°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: $136,704
• − Mortgage interest: −$47,557
• − Property taxes: −$27,752
• − Insurance: −$4,245
• − Repairs & maintenance: −$10,936
• − Management: −$10,936
• − HOA: −$4,800
• − Depreciation: −$24,698
• Taxable income: $5,779
• Est. tax owed @ 24.0%: −$1,387
• After-tax cash flow: $16,385/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

+117.7% since first listed

15 events — show timeline

• 2026-06-08 Sold (MLS) $903,500 San Francisco MLS
• 2026-05-21 Pending — San Francisco MLS
• 2026-05-18 Contingent — San Francisco MLS
• 2026-05-01 Listed $849,000 San Francisco MLS
• 2020-07-10 Sold (MLS) $1,002,000 San Francisco MLS
• 2020-06-12 Pending — San Francisco MLS
• 2020-05-29 Listed $925,000 San Francisco MLS
• 2014-04-23 Sold (Public Records) $650,000 Public Records
• 2014-04-23 Sold (MLS) $650,000 San Francisco MLS
• 2014-02-18 Pending — San Francisco MLS
• 2014-01-30 Listed $650,000 San Francisco MLS
• 2006-02-15 Sold (Public Records) $1,660,000 Public Records
• 2006-02-15 Sold (MLS) $400,000 San Francisco MLS
• 2006-02-13 Delisted — San Francisco MLS
• 2005-10-04 Listed $415,000 San Francisco MLS

Property tax history

+3.2%/yr

Latest (2018): $27,752 · +2.0% YoY. Source: county tax records.