755 Bush St · San Francisco, CA 94108

$9,195,000

11 bd · 28.0 ba · 16,588 sqft · MultiFamily public records · 78 Days on market

Built 1916 6,255 sqft lot $554/sqft · 75% above area

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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 +21.8/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

755 Bush Street presents a well-located multifamily investment opportunity in the heart of Downtown San Francisco, offering investors the chance to acquire a sizeable asset in one of the city's most transit-rich and amenity-dense neighborhoods. Constructed in 1916, the approximately 16,588 square foot building sits on a 6,255 square foot lot and features a total of twenty-nine (29) units, including nineteen (19) studios, one (1) junior one-bedroom, eight (8) one-bedroom units, and one (1) two-bedroom unitproviding a diverse and desirable unit mix that appeals to a wide tenant base. Units feature functional layouts with ample natural light, hardwood flooring in living areas and bedrooms, and kitchens equipped with gas stoves, quartz countertops, and wood cabinetry. Bathrooms include a mix of classic and updated finishes, including tile flooring and shower/tub combinations, while select units benefit from in-unit laundry and modern upgrades. Ideally positioned along Bush Street, the property offers immediate access to Downtown, Nob Hill, and Union Square, placing residents within walking distance of major employment centers, public transportation options including BART and Muni, and a wide array of dining, retail, and neighborhood conveniences. 755 Bush Street represents a compelling investment opportunity in a premier San Francisco location, where strong tenant demand, exceptional walkability, and long-term neighborhood fundamentals continue to support sustained rental performance and long-term value.

Key facts

• 6,255 sq ft lot
• Built 1916
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 11-bed/28.0-bath multifamily listed at $9.20M.

Deal economics

• At list price, monthly cash flow is $14k ($173k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($94k rent vs $9.20M).
• Recommended offer: $8.64M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+14.3%/yr); 28 active listings in the ZIP; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $94,308/mo this rent would consume 1731% of the median local household income ($65k/yr) (locally 1314% 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 $642k of equity ($64k loan paydown + $578k appreciation (6.3% 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 (6.3% appreciation + 8.0% rent growth), your $2.57M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$1.03M cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($8.64M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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 $5.13M; list at $9.20M implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $8,643,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $5,251,759
• List price: $9,195,000
• Delta: 75.08%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

6.29% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.64×
• Total profit: $4,227,832
• Equity at exit: $5,949,997

10-year hold

• IRR: 24.4%
• Equity multiple: 6.02×
• Total profit: $12,914,279
• Equity at exit: $10,939,569

Cash invested: $2,574,600 (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 94108

• Home prices YoY: 3.8%
• Rents YoY: 14.3%
• Active inventory: 28
• Price-to-rent: 216.2×

Monthly cashflow live

• Estimated rent: $94,308 high
• Mortgage (P&I): −$48,220
• Tax from tax record: −$8,073 /mo · $96,874/yr
• Insurance: −$3,831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$19,805
• Net cashflow: $14,380

Break-even live

Break-even rent $76,106

Max offer price $9,195,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 19× units	0	1	$67,355
▸ 8× units	1	1	$23,240
1× unit	2	1	$3,724
Total (28 units)			$94,308

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: $2,298,750
• Closing costs: $275,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-09
   days on market $9,195,000 Active 78 DOM
2. 2026-06-08
   days on market $9,195,000 Active 77 DOM
3. 2026-06-07
   days on market $9,195,000 Active 76 DOM
4. 2026-06-04
   days on market $9,195,000 Active 73 DOM
5. 2026-06-03
   days on market $9,195,000 Active 72 DOM
6. 2026-06-02
   days on market $9,195,000 Active 71 DOM
7. 2026-06-01
   days on market $9,195,000 Active 70 DOM
8. 2026-05-31
   days on market $9,195,000 Active 69 DOM
9. 2026-03-23
   listed $9,195,000 Active 1525-char remark

   Show marketing remark (1525 chars)

   755 Bush Street presents a well-located multifamily investment opportunity in the heart of Downtown San Francisco, offering investors the chance to acquire a sizeable asset in one of the city's most transit-rich and amenity-dense neighborhoods. Constructed in 1916, the approximately 16,588 square foot building sits on a 6,255 square foot lot and features a total of twenty-nine (29) units, including nineteen (19) studios, one (1) junior one-bedroom, eight (8) one-bedroom units, and one (1) two-bedroom unitproviding a diverse and desirable unit mix that appeals to a wide tenant base. Units feature functional layouts with ample natural light, hardwood flooring in living areas and bedrooms, and kitchens equipped with gas stoves, quartz countertops, and wood cabinetry. Bathrooms include a mix of classic and updated finishes, including tile flooring and shower/tub combinations, while select units benefit from in-unit laundry and modern upgrades. Ideally positioned along Bush Street, the property offers immediate access to Downtown, Nob Hill, and Union Square, placing residents within walking distance of major employment centers, public transportation options including BART and Muni, and a wide array of dining, retail, and neighborhood conveniences. 755 Bush Street represents a compelling investment opportunity in a premier San Francisco location, where strong tenant demand, exceptional walkability, and long-term neighborhood fundamentals continue to support sustained rental performance and long-term value.

10. 2022-04-09
    price $1,995
11. 2006-11-30
    soldstatus $5,130,000
12. 2006-11-30
    soldstatus $4,990,000
13. 2006-11-03
    historical
14. 2006-05-18
    listed $5,500,000
15. 2005-03-25
    listed $5,880,000
16. 2004-02-05
    listed $4,300,000
17. 2002-07-17
    listed $4,095,000
18. 1998-01-07
    listed $3,525,000

ⓘ 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: $96,874 · $8,073/mo
• Projected year-2 tax: $96,874 · $8,073/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 ≥79°F today · 16 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: $1,131,696
• − Mortgage interest: −$515,063
• − Property taxes: −$96,874
• − Insurance: −$45,975
• − Repairs & maintenance: −$90,536
• − Management: −$90,536
• − Depreciation: −$267,491
• Taxable income: $25,222
• Est. tax owed @ 24.0%: −$6,053
• After-tax cash flow: $166,502/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): 11,305
• Household income: $65,388
• Rent vs Own: 89.1% rent · 10.9% own
• Severe rent burden: 1314.0

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 0.62)
• Race & ethnicity: Asian 53% White 30% Two or more races 8% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 51% · China, Canada, Vietnam
• Languages at home: 41% English-only · Chinese 42% Spanish 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: ▲ 6.29%
• Current HPI: 172.8561
• Rent YoY: ▲ 14.33%
• 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

+160.9% since first listed

10 events — show timeline

• 2026-03-23 Listed $9,195,000 San Francisco MLS
• 2022-04-09 Price Changed $1,995 RENT.
• 2006-11-30 Sold (Public Records) $4,990,000 Public Records
• 2006-11-30 Sold (MLS) $5,130,000 San Francisco MLS
• 2006-11-03 Delisted — San Francisco MLS
• 2006-05-18 Listed $5,500,000 San Francisco MLS
• 2005-03-25 Listed $5,880,000 San Francisco MLS
• 2004-02-05 Listed $4,300,000 San Francisco MLS
• 2002-07-17 Listed $4,095,000 San Francisco MLS
• 1998-01-07 Listed $3,525,000 San Francisco MLS

Property tax history

+2.7%/yr

Latest (2025): $96,874 · +3.4% YoY. Source: county tax records.