508 Cabrillo St · San Francisco, CA 94118

$2,050,000

8 bd · 4.0 ba · 3,720 sqft · MultiFamily public records · 35 Days on market

Built 1909 2,374 sqft lot $551/sqft · 10% above area Est $1861k · 10% over

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Why this score? — see what drove the C- 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 +14.8/30.0
• Appreciation +9.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

Key facts

• 93 walk score
• Golden gate park
• World-class dining

Tags

• EDWARDIAN CHARM
• ADDITIONAL STORAGE UNITS
• 93 WALK SCORE
• GOLDEN GATE PARK
• WORLD-CLASS DINING
• CLEMENT STREET

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Home design: Residential income property (quadruplex); Built in 1909
• Construction: 1909 construction
• Exterior features: Corner lot

Interior

• Bedrooms: Total of 8 bedrooms
• Bathrooms: Four full bathrooms
• Interior features: Four tenant-occupied units

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $2.05M.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive. Per door: $142/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.76M (14.0% below list).
• Recommended offer: $1.76M (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+17.1%/yr); 50 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $17,622/mo this rent would consume 129% of the median local household income ($164k/yr) (locally 1780% 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 $176k of equity ($14k loan paydown + $162k appreciation (7.9% 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 (7.9% appreciation + 8.0% rent growth), your $574k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$283k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($1.99M) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $1.28M; list at $2.05M implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,762,200 (14.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $1,861,393
• List price: $2,050,000
• Delta: 10.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
467 7th Ave	0.30mi	7/4.0 (-1)	3,718 (-0%)	8mo	$2,668,000	$718	74
419 Cabrillo St	0.06mi	7/5.0 (-1)	3,785 (+2%)	20mo	$1,866,375	$493	69
838 Arguello Blvd	0.33mi	8/4.0	3,480 (-6%)	16mo	$1,615,000	$464	60
2823-2825 Golden Gate Ave	0.39mi	7/4.0 (-1)	3,676 (-1%)	20mo	$1,475,000	$401	58
601-607 9th Ave	0.20mi	8/4.0	4,226 (+14%)	12mo	$1,250,000	$296	58
41 Palm Ave	0.73mi	8/4.0	3,931 (+6%)	2mo	$2,800,000	$712	55
350 11th Ave	0.52mi	8/—	4,004 (+8%)	18mo	$1,600,000	$400	48
278 7th Ave	0.55mi	8/4.0	4,200 (+13%)	10mo	$2,400,000	$571	44
462 2nd Ave	0.40mi	7/5.0 (-1)	3,385 (-9%)	17mo	$2,550,000	$753	44
597 Lincoln Way	0.67mi	8/5.0	4,095 (+10%)	8mo	$2,200,000	$537	41
725 18th Ave	0.71mi	8/6.0	4,040 (+9%)	11mo	$1,528,000	$378	35
166 10th Ave	0.72mi	8/2.0	4,120 (+11%)	13mo	$1,512,500	$367	30

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

Projected returns pro-forma

7.92% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.68×
• Total profit: $962,732
• Equity at exit: $1,546,018

10-year hold

• IRR: 22.3%
• Equity multiple: 6.23×
• Total profit: $3,000,351
• Equity at exit: $3,057,997

Cash invested: $574,000 (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 →

ZIP-level market 94118

• Home prices YoY: 3.3%
• Rents YoY: 17.1%
• Active inventory: 50
• Price-to-rent: 38.8×

Monthly cashflow live

• Estimated rent: $17,622 high
• Mortgage (P&I): −$10,750
• Tax from tax record: −$1,750 /mo · $21,002/yr
• Insurance: −$854
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,701
• Net cashflow: $567

Break-even live

Break-even rent $16,905

Max offer price $2,050,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$17,620
Total (4 units)			$17,622

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: $512,500
• Closing costs: $61,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $2,050,000 Active 35 DOM
2. 2026-06-17
   days on market $2,050,000 Active 34 DOM
3. 2026-06-16
   days on market $2,050,000 Active 33 DOM
4. 2026-06-15
   days on market $2,050,000 Active 32 DOM
5. 2026-06-13
   days on market $2,050,000 Active 30 DOM
6. 2026-06-13
   days on market $2,050,000 Active 29 DOM
7. 2026-06-10
   price $2,050,000 Active 26 DOM
8. 2026-06-09
   days on market $2,150,000 Active 26 DOM
9. 2026-06-08
   days on market $2,150,000 Active 25 DOM
10. 2026-06-07
    days on market $2,150,000 Active 24 DOM
11. 2026-06-04
    days on market $2,150,000 Active 21 DOM
12. 2026-06-03
    days on market $2,150,000 Active 20 DOM
13. 2026-06-02
    days on market $2,150,000 Active 19 DOM
14. 2026-06-01
    days on market $2,150,000 Active 18 DOM
15. 2026-05-31
    days on market $2,150,000 Active 17 DOM
16. 2026-05-14
    listed $2,150,000 Active 924-char remark
17. 2009-09-15
    soldstatus $1,285,000 Closed 411-char remark

    Show marketing remark (411 chars)

    Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

18. 2009-09-15
    soldstatus $1,285,000

    Show marketing remark (411 chars)

    Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

19. 2009-09-11
    historical 411-char remark

    Show marketing remark (411 chars)

    Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

20. 2009-08-10
    historical Contingent - Show 411-char remark

    Show marketing remark (411 chars)

    Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

21. 2009-08-09
    historical 411-char remark

    Show marketing remark (411 chars)

    Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

22. 2009-05-08
    listed $1,399,000 411-char remark

    Show marketing remark (411 chars)

    Beautifully maintained 4 unit 1909 Edwardian building in a desirable rental location in the inner Richmond, one block from Golden Gate Park. Four 2 BR 1 BA unit with updated kitchens with granite countertops and renovated tiled bathrooms. Large in-unit laundry room. 4 storage rooms, three of which are rented. Charming side patio for barbecues. Excellent income and upside potential. Easy building to maintain.

23. 2005-06-23
    soldstatus $1,040,000

    Show marketing remark (320 chars)

    New on market. 4 Edwardian style units. Investment opportunity in a desirable location. Hardwood floors. Units 2.4.6 have updated kitchens w/ granite countertops & oak cabinets. renovated bathrooms. 4 separate storage rooms, potential for expansion. To show 5/17 12-1:30pm broker tour. Lock box at unit #8, 2nd FL.

24. 2005-05-05
    historical

    Show marketing remark (320 chars)

    New on market. 4 Edwardian style units. Investment opportunity in a desirable location. Hardwood floors. Units 2.4.6 have updated kitchens w/ granite countertops & oak cabinets. renovated bathrooms. 4 separate storage rooms, potential for expansion. To show 5/17 12-1:30pm broker tour. Lock box at unit #8, 2nd FL.

25. 2005-04-29
    listed $1,190,000

    Show marketing remark (320 chars)

    New on market. 4 Edwardian style units. Investment opportunity in a desirable location. Hardwood floors. Units 2.4.6 have updated kitchens w/ granite countertops & oak cabinets. renovated bathrooms. 4 separate storage rooms, potential for expansion. To show 5/17 12-1:30pm broker tour. Lock box at unit #8, 2nd FL.

ⓘ 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: $21,002 · $1,750/mo
• Projected year-2 tax: $21,002 · $1,750/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 7 d/yr ≥78°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $211,464
• − Mortgage interest: −$114,832
• − Property taxes: −$21,002
• − Insurance: −$10,250
• − Repairs & maintenance: −$16,917
• − Management: −$16,917
• − Depreciation: −$59,636
• Taxable loss: −$28,090
• Est. tax savings @ 24.0%: +$6,742
• After-tax cash flow: $13,542/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): 39,130
• Household income: $163,995
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 1780.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 49% Asian 32% Two or more races 10% Hispanic / Latino 10% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 65% English-only · Chinese 15% Spanish 6% Other Indo-European 3%

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: ▲ 7.92%
• Current HPI: 250.5205
• Rent YoY: ▲ 17.14%
• 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

+72.3% since first listed

11 events — show timeline

• 2026-06-09 Price Changed $2,050,000 San Francisco MLS
• 2026-05-14 Listed $2,150,000 San Francisco MLS
• 2009-09-15 Sold (Public Records) $1,285,000 Public Records
• 2009-09-15 Sold (MLS) $1,285,000 San Francisco MLS
• 2009-09-11 Delisted — San Francisco MLS
• 2009-08-10 Contingent — San Francisco MLS
• 2009-08-09 Delisted — San Francisco MLS
• 2009-05-08 Listed $1,399,000 San Francisco MLS
• 2005-06-23 Sold (MLS) $1,040,000 San Francisco MLS
• 2005-05-05 Delisted — San Francisco MLS
• 2005-04-29 Listed $1,190,000 San Francisco MLS

Property tax history

+2.7%/yr

Latest (2025): $21,002 · +3.1% YoY. Source: county tax records.