252 Chattanooga St · San Francisco, CA 94114

$2,250,000

8 bd · 6.0 ba · 4,632 sqft · MultiFamily public records · 16 Days on market

Built 1900 7,945 sqft lot Est $2409k · 7% under

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Why this score? — see what drove the A- 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 +27.9/30.0
• ARV discount +10.5/15.0
• DSCR +9.9/10.0
• Appreciation +9.8/10.0
• 1% rule +7.6/10.0
• 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

Urban Capital is pleased to present 252 Chattanooga Street, a well-maintained six-unit apartment building located in the heart of San Francisco's Noe Valley. Built in 1900, the property spans approximately 4,623 square feet on an extra-wide 7,945 square foot lot. The unit mix consists of four spacious one-bedroom, one-bath units averaging approximately 600 square feet and two two-bedroom, one-bath units of approximately 800 square feet. The property features one-to-one parking with six dedicated spaces, including a detached garage and additional carport or surface parking in the rear. There are also eight private storage lockers and coin-operated laundry in the basement. There is currently

Key facts

• Extra wide lot
• 7,945 sq ft lot
• 6 garage spots

Tags

• SIX UNIT APARTMENT BUILDING
• EXTRA WIDE LOT
• DEDICATED PARKING SPACES
• PRIVATE STORAGE LOCKERS
• COIN OPERATED LAUNDRY
• EXCELLENT TRANSIT CONNECTIVITY

What this means for you Summary

Snapshot

• This is a 8-bed/6.0-bath multifamily listed at $2.25M.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($28k rent vs $2.25M).
• Recommended offer: $2.22M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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 (+14.4%/yr); 121 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $28,428/mo this rent would consume 167% 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 $229k of equity ($16k loan paydown + $214k 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 $630k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$368k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($2.22M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,216,250 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $2,408,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Chattanooga St	0.00mi	8/—	4,632 (0%)	1mo	$2,410,000	$520	99
1123-1127 Guerrero St	0.23mi	7/6.0 (-1)	4,728 (+2%)	14mo	$2,200,000	$465	70
132 Duncan St	0.45mi	8/—	4,070 (-12%)	3mo	$1,963,000	$482	57
3283 25th St	0.60mi	7/5.0 (-1)	4,273 (-8%)	0mo	$2,400,000	$562	50
685 Noe St	0.49mi	8/5.0	4,385 (-5%)	18mo	$3,880,000	$885	49
3932-3934 26th St	0.27mi	7/— (-1)	4,155 (-10%)	20mo	$4,999,000	$1,203	49
3579 19th St	0.54mi	8/4.0	5,216 (+13%)	2mo	$2,605,000	$499	44
729 Douglass St	0.63mi	7/7.0 (-1)	5,122 (+11%)	3mo	$5,500,000	$1,074	41
3144-3148 22nd St	0.55mi	9/3.0 (+1)	5,052 (+9%)	2mo	$1,810,000	$358	41
595-597 Diamond St	0.52mi	7/4.0 (-1)	4,387 (-5%)	22mo	$4,500,000	$1,026	36
407 29th St	0.64mi	8/8.0	5,244 (+13%)	16mo	$2,300,000	$439	26
445 Diamond St	0.57mi	9/2.0 (+1)	5,018 (+8%)	20mo	$2,420,000	$482	23

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: 35.5%
• Equity multiple: 3.76×
• Total profit: $1,740,546
• Equity at exit: $1,946,597

10-year hold

• IRR: 32.7%
• Equity multiple: 9.15×
• Total profit: $5,134,455
• Equity at exit: $4,115,218

Cash invested: $630,000 (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 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 121
• Price-to-rent: 40.4×

Monthly cashflow live

• Estimated rent: $28,428 high
• Mortgage (P&I): −$11,799
• Tax est. 1.5%: −$2,812 /mo · $33,750/yr
• Insurance: −$938
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,970
• Net cashflow: $6,909

Break-even live

Break-even rent $19,683

Max offer price $2,250,000

Occupancy floor 71%

Sensitivity live

Price	-10% $8,464	-5% $7,686	+0% $6,909	+5% $6,131	+10% $5,354
Rent	-10% $4,663	-5% $5,786	+0% $6,909	+5% $8,032	+10% $9,155
Rate	-1.0pp $8,042	-0.5pp $7,481	base $6,909	+0.5pp $6,326	+1.0pp $5,733

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$18,568
▸ 2× units	2	1	$9,862
Total (6 units)			$28,428

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: $562,500
• Closing costs: $67,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-06
   status Pending
2. 2026-03-20
   listed $2,250,000 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: $341,136
• − Mortgage interest: −$126,035
• − Property taxes: −$33,750
• − Insurance: −$11,250
• − Repairs & maintenance: −$27,291
• − Management: −$27,291
• − Depreciation: −$65,455
• Taxable income: $50,065
• Est. tax owed @ 24.0%: −$12,016
• After-tax cash flow: $70,891/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

2 events — show timeline

• 2026-04-06 Pending — San Francisco MLS
• 2026-03-20 Listed $2,250,000 San Francisco MLS

Property tax history

+2.7%/yr

Latest (2025): $3,414 · +3.2% YoY. Source: county tax records.