149 Prentiss St · San Francisco, CA 94110

$1,198,000

3 bd · 2.0 ba · — sqft · MultiFamily · 26 Days on market

Built 1900 1,751 sqft lot Est $1548k · 23% under $292/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +15.0/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.2/30.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Set in a coveted pocket of San Francisco, this charming top-floor Bernal Heights Victorian TIC lives like a single-family home and blends timeless character with everyday livability. The home offers three bedrooms, two baths, a private garage, and shared garden. Soaring ceiling with vintage chandeliers and abundant natural light highlight the beautifully preserved original details, while warm wood floors run throughout, creating a sense of continuity and comfort. An extra-large living and dining area offers a lofty, open feel, ideal for entertaining or relaxed everyday living. A beautifully remodeled eat-in kitchen anchors the home. There are two bedrooms at the front of the home, with one

Key facts

• 1,751 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Other: TIC (Tenancy in Common) agreement in place; 2 units in the community
• HOA & community: Homeowners association with a monthly fee of $292; No association amenities listed

Exterior

• Parking: Attached garage (1 parking space); On-site parking; independent/attached — see remarks
• Utilities: Public water; Public sewer
• Home design: Victorian style; Residential Tenancy in Common; Entry at main level
• Construction: Built in 1900
• Exterior features: Back yard with fencing; Hillside/lot sloped topography; Paved sidewalk access

Interior

• Kitchen: Dishwasher; Free-standing refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Central heating; Unfinished basement; Original and updated/remodeled condition
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $-4k ($-45k/yr) — negative.
• To cash-flow at today's rent, offer at most $655k (45.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $610k (49.1% below list).
• Recommended offer: $610k (49.1% below list) — sets the bar for 1% rule.

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 (+14.5%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $6,096/mo this rent would consume 46% of the median local household income ($158k/yr) (locally 2732% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

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

Recommended offer $609,561 (49.1% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.51% ✗
• Cap rate: 2.53%
• Cash-on-cash: -13.44%
• DSCR: 0.40
• GRM: 16.4

CMA / ARV

• ARV (median comp): $1,547,604
• List price: $1,198,000
• Delta: -22.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Banks St	0.21mi	4/2.0 (+1)	1,617	10mo	$1,550,000	$959	64
3265 Cesar Chavez St	0.44mi	3/2.0	2,408	11mo	$717,000	$298	58
3260-3262 Harrison St	0.25mi	4/2.0 (+1)	2,600	18mo	$975,000	$375	56
1551 Hampshire St	0.51mi	4/3.0 (+1)	2,217	0mo	$1,550,000	$699	54
1394-96 Alabama St	0.51mi	4/2.0 (+1)	2,632	9mo	$800,000	$304	51
73 Leese St	0.74mi	3/2.0	1,066	2mo	$1,050,000	$985	51
63 Winfield St	0.32mi	4/2.0 (+1)	2,300	23mo	$1,480,000	$643	48
2974-2976 26th St	0.53mi	4/2.0 (+1)	2,750	12mo	$1,275,000	$464	47
120 Duncan St	0.67mi	4/2.0 (+1)	—	18mo	$1,750,000	—	36
1784 Dolores St	0.69mi	4/4.0 (+1)	3,040	16mo	$1,500,000	$493	29
1279-1281 Potrero Ave	0.75mi	4/4.0 (+1)	2,152	22mo	$1,065,000	$495	21

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -36.0%
• Equity multiple: -0.19×
• Total profit: $-400,837
• Equity at exit: $178,626

10-year hold

• IRR: -26.3%
• Equity multiple: -0.52×
• Total profit: $-509,322
• Equity at exit: $103,581

Cash invested: $335,440 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $6,096 high
• Mortgage (P&I): −$6,282
• Tax est. 1.5%: −$1,498 /mo · $17,970/yr
• Insurance: −$499
• HOA: −$292
• Vacancy / Maint / Mgmt: −$1,280
• Net cashflow: $-3,756

Break-even live

Break-even rent $10,850

Max offer price $654,562

Occupancy floor —

Sensitivity live

Price	-10% $-2,928	-5% $-3,342	+0% $-3,756	+5% $-4,170	+10% $-4,583
Rent	-10% $-4,237	-5% $-3,996	+0% $-3,756	+5% $-3,515	+10% $-3,274
Rate	-1.0pp $-3,152	-0.5pp $-3,451	base $-3,756	+0.5pp $-4,066	+1.0pp $-4,382

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: $299,500
• Closing costs: $35,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Holladay Ave San Francisco, CA	4.0	2.0	1500	$8,500	$5.67	19d	1	0.24mi
218 Winfield St San Francisco, CA	2.0	1.0	600	$3,200	$5.33	45d	1	0.40mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	25d	1	0.42mi
351-353 Richland Ave Unit 351 San Francisco, CA	2.0	2.0	1147	$5,950	$5.19	25d	1	0.55mi
520 Bartlett St Unit 2 San Francisco, CA	2.0	1.0	810	$4,895	$6.04	25d	1	0.61mi
1772 Dolores St #1 San Francisco, CA	2.0	1.0	900	$3,995	$4.44	25d	1	0.69mi
8 Cypress St Unit 8 San Francisco, CA	2.0	1.0	—	$3,200	—	45d	1	0.74mi
2018 Oakdale Ave San Francisco, CA	3.0	2.0	1300	$4,995	$3.84	45d	1	0.77mi
1227 Hampshire St San Francisco, CA	2.0	1.0	—	$4,239	—	45d	1	0.79mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	45d	1	0.80mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	25d	1	0.82mi
224 27th St San Francisco, CA	2.0	1.0	1200	$6,195	$5.16	0d	1	0.83mi
2825 23rd St San Francisco, CA	2.0	2.0	—	$5,885	—	25d	1	0.87mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	45d	1	0.92mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	19d	1	0.92mi
332 Fair Oaks St Unit 05 San Francisco, CA	2.0	1.0	817	$5,195	$6.36	45d	1	0.93mi
725 Capp St San Francisco, CA	4.0	2.0	1350	$5,490	$4.07	45d	1	0.93mi
2426 Bryant St Unit D San Francisco, CA	2.0	1.0	—	$3,350	—	45d	1	0.94mi
178 Scotia Ave San Francisco, CA	3.0	1.0	—	$4,000	—	45d	1	0.95mi
211 Genebern Way Unit 1309729P San Francisco, CA	2.0	1.0	699	$7,809	$11.17	0d	1	0.97mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	18d	1	0.97mi
1085 S Van Ness Ave San Francisco, CA	2.0	1.0	—	$4,795	—	45d	1	0.99mi
1076 S Van Ness Ave San Francisco, CA	4.0	3.5	3776	$19,950	$5.28	4d	1	1.00mi
290 Holyoke St San Francisco, CA	3.0	2.0	1652	$6,250	$3.78	6d	1	1.00mi
1394-1396 Sanchez St Unit 1394 San Francisco, CA	2.0	1.0	1130	$4,500	$3.98	45d	1	1.01mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	4d	1	1.03mi
82 Alvarado St San Francisco, CA	2.0	1.0	—	$4,500	—	19d	1	1.04mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	45d	1	1.06mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	25d	1	1.06mi
1428 Silliman St San Francisco, CA	2.0	1.0	1800	$3,500	$1.94	45d	1	1.07mi
606 Capp St San Francisco, CA	2.0	2.0	—	$5,695	—	45d	1	1.07mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	3d	1	1.11mi
2724-2726 San Bruno Ave San Francisco, CA	3.0	2.0	1500	$4,100	$2.73	45d	1	1.12mi
2726 San Bruno Ave Unit 2724 San Francisco, CA	3.0	2.0	1500	$4,100	$2.73	45d	1	1.12mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	45d	1	1.12mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	4d	1	1.12mi
444 Valley St San Francisco, CA	2.0	1.0	—	$4,095	—	25d	1	1.12mi
2037 Castro St San Francisco, CA	3.0	2.0	—	$6,995	—	45d	1	1.15mi
2115-2117 22nd St Unit 2117 San Francisco, CA	2.0	1.0	1000	$4,600	$4.60	23d	1	1.16mi
2035 Castro St San Francisco, CA	3.0	2.0	—	$6,695	—	45d	1	1.16mi

HOA detail

• Monthly dues: $292 · $3,504/yr

Listing history 9 events

1. 2026-06-03
   status $1,198,000 Pending 26 DOM
2. 2026-06-02
   days on market $1,198,000 Contingent - No Show 26 DOM
3. 2026-06-01
   days on market $1,198,000 Contingent - No Show 25 DOM
4. 2026-05-31
   days on market $1,198,000 Contingent - No Show 24 DOM
5. 2026-05-07
   listed $1,198,000 Active 1052-char remark
6. 2015-06-11
   historical
7. 2015-05-01
   status Contingent - Show
8. 2015-04-17
   listed $1,398,000 Active
9. 1998-07-28
   listed $349,000

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

Taxation est. · year 1

• Rental income: $73,147
• − Mortgage interest: −$67,107
• − Property taxes: −$17,970
• − Insurance: −$5,990
• − Repairs & maintenance: −$5,852
• − Management: −$5,852
• − HOA: −$3,504
• − Depreciation: −$34,851
• Taxable loss: −$67,978
• Est. tax savings @ 24.0%: +$16,315
• After-tax cash flow: $-28,752/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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

+272.5% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) $1,300,000 San Francisco MLS
• 2026-06-02 Pending — San Francisco MLS
• 2026-05-21 Contingent — San Francisco MLS
• 2026-05-07 Listed $1,198,000 San Francisco MLS
• 2015-06-11 Delisted — San Francisco MLS
• 2015-05-01 Pending — San Francisco MLS
• 2015-04-17 Listed $1,398,000 San Francisco MLS
• 1998-07-28 Listed $349,000 San Francisco MLS