1075 Market St #206 · San Francisco, CA 94103

$338,689

1 bd · 1.0 ba · 630 sqft · Condo public records · 1416 Days on market

Built 2018 $538/sqft · 37% below area Est $535k · 37% under $820/mo HOA · 24% of rent ↓ 1% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• Cash flow +7.1/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Take a look! Lovely Below Market Rate (BMR) housing opportunity-Unit available as first come first served. Outstanding location at Stage 1075. This modern One Bedroom Condo with city street views & natural light boasts German cabinets, quartz countertops, gas stovetop & ~$15K of upgrades in custom window coverings & trendy wood floors, etc. Great amenities including amazing Rooftop City Views, multiple Lounge area seating with Firepits, BBQ area & Dog Run. Close to Hastings Law, restaurants, theatres, public transit & tech companies! Available at 120% Area Median Income (AMI). Maximum income for 1 person = $136,150; 2 people = $155,650; 3 = $175,100; etc. Must

Key facts

• $820 HOA
• Built 2018
• Listed 1415 days

Property features AI

Finance

• HOA & community: HOA with monthly fee of $820; HOA includes gas, insurance, water, sewer, trash, management fee, common hot water, common area maintenance, maintenance of grounds, and exterior maintenance; Community amenities include roof deck and BBQ area; Association has pet restrictions; Electric metered

Exterior

• Utilities: Public water; Public sewer; Natural gas connected; Individual electric meter
• Home design: Residential condominium; End unit
• Construction: Built in 2018; Concrete construction
• Exterior features: Unit faces the street; No yard; Level lot

Interior

• Kitchen: Solid surface counters; Dishwasher; Disposal; Gas range/cooktop
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom with shower-over-tub, solid surface, and tile finishes
• Heating & cooling: Baseboard heating; Radiant heating; No air conditioning
• Interior features: Elevator; Dining ell; Solid surface counters; No steps to entry (main entry); Double-pane windows
• Laundry & utility: Laundry closet with hookups

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $339k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $335k (1.1% below list).
• Recommended offer: $254k (25.1% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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 (+15.5%/yr); 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 35% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.0% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1416 days — a 12% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: HOA is 24% of rent.

Recommended offer $253,598 (25.1% 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. It's been on market 1416 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.10%
• DSCR: 0.73
• GRM: 8.4

CMA / ARV

• ARV (median comp): $535,302
• List price: $338,689
• Delta: -36.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.68×
• Total profit: $64,892
• Equity at exit: $191,159

10-year hold

• IRR: 14.3%
• Equity multiple: 3.81×
• Total profit: $266,588
• Equity at exit: $329,279

Cash invested: $94,833 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,349 high
• Mortgage (P&I): −$1,776
• Tax from tax record: −$390 /mo · $4,682/yr
• Insurance: −$141
• HOA: −$820
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $-482

Break-even live

Break-even rent $3,959

Max offer price $253,598

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-386	+0% $-482	+5% $-578	+10% $-673
Rent	-10% $-746	-5% $-614	+0% $-482	+5% $-349	+10% $-217
Rate	-1.0pp $-311	-0.5pp $-396	base $-482	+0.5pp $-569	+1.0pp $-659

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: $84,672
• Closing costs: $10,161
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1075 Market St #603 San Francisco, CA	—	1.0	445	$3,300	$7.42	8d	1	0.02mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	21d	1	0.02mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	25d	2	0.03mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,397	$7.21	4d	9	0.06mi
1028 Market St San Francisco, CA	2.0	1.0	526	$4,090	$7.77	2d	6	0.07mi
570 Jessie St San Francisco, CA	—	1.0	430	$2,495	$5.80	3d	1	0.09mi
285 Turk St Apt 507 San Francisco, CA	1.0	1.0	462	$1,795	$3.89	44d	1	0.15mi
1188 Mission St San Francisco, CA	1.0	1.0	448	$3,269	$7.29	2d	17	0.19mi
960 Market St San Francisco, CA	1.0	1.0	613	$4,295	$7.01	22d	1	0.20mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$3,744	$5.79	3d	10	0.21mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	2d	5	0.22mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	44d	1	0.22mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$5,246	$7.29	2d	15	0.28mi
360 Hyde St San Francisco, CA	—	1.0	415	$1,795	$4.33	44d	1	0.31mi
434 Leavenworth St San Francisco, CA	—	1.0	342	$2,070	$6.04	8d	2	0.32mi
545 Ofarrell St San Francisco, CA	—	1.0	400	$2,000	$5.00	44d	1	0.32mi
55 9th St San Francisco, CA	2.0	1.0–2.0	861	$4,430	$5.14	3d	1	0.34mi
631 O'Farrell St San Francisco, CA	1.0	1.0	520	$2,495	$4.80	21d	1	0.34mi
631 Ofarrell St #1110 San Francisco, CA	1.0	1.0	520	$2,495	$4.80	8d	1	0.34mi
631 Ofarrell St San Francisco, CA	1.0	1.0	520	$2,248	$4.32	16d	2	0.34mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	21d	1	0.35mi
1288 Howard St #604 San Francisco, CA	1.0	1.0	431	$3,400	$7.89	44d	1	0.36mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	25d	1	0.37mi
536 Leavenworth St San Francisco, CA	—	1.0	445	$1,995	$4.48	44d	1	0.38mi
639 Geary St San Francisco, CA	—	1.0	453	$2,606	$5.75	4d	10	0.38mi
540 Leavenworth St San Francisco, CA	1.0	1.0	385	$2,595	$6.74	6d	1	0.38mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$4,190	$5.35	2d	2	0.38mi
1390 Market St San Francisco, CA	1.0	1.0	561	$4,067	$7.25	2d	14	0.40mi
755 Ofarrell St San Francisco, CA	1.0	1.0	402	$3,175	$7.89	14d	3	0.40mi
765 Geary St San Francisco, CA	—	1.0	343	$1,695	$4.93	44d	1	0.41mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,614	$8.04	3d	7	0.41mi
676 Geary St San Francisco, CA	1.0–2.0	1.0	616	$3,245	$5.26	2d	2	0.42mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$3,970	$5.12	2d	2	0.42mi
750 Ofarrell St San Francisco, CA	2.0	1.0–2.0	725	$2,895	$3.99	8d	1	0.43mi
620 Jones St San Francisco, CA	—	1.0	400	$1,650	$4.12	25d	1	0.43mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,644	$6.00	3d	4	0.44mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$5,020	$5.82	3d	24	0.44mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$6,104	$6.64	3d	28	0.45mi
18 10th St #1315 San Francisco, CA	—	1.0	479	$4,463	$9.31	4d	2	0.45mi
737 Post St San Francisco, CA	2.0	1.0–2.0	515	$3,882	$7.53	3d	11	0.46mi

HOA detail condo

• Monthly dues: $820 · $9,840/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $338,689 Active 1416 DOM
2. 2026-06-18
   days on market $338,689 Active 1413 DOM
3. 2026-06-17
   days on market $338,689 Active 1412 DOM
4. 2026-06-16
   days on market $338,689 Active 1411 DOM
5. 2026-06-15
   days on market $338,689 Active 1410 DOM
6. 2026-06-13
   days on market $338,689 Active 1408 DOM
7. 2026-06-13
   days on market $338,689 Active 1407 DOM
8. 2026-06-09
   days on market $338,689 Active 1404 DOM
9. 2026-06-08
   days on market $338,689 Active 1403 DOM
10. 2026-06-07
    days on market $338,689 Active 1402 DOM
11. 2026-06-04
    days on market $338,689 Active 1399 DOM
12. 2026-06-03
    days on market $338,689 Active 1398 DOM
13. 2026-06-02
    days on market $338,689 Active 1397 DOM
14. 2026-06-01
    days on market $338,689 Active 1396 DOM
15. 2026-05-31
    days on market $338,689 Active 1395 DOM
16. 2026-03-24
    status Active
17. 2026-03-24
    status Pending
18. 2023-05-08
    status Back On Market
19. 2023-04-23
    status Pending - Show for Backups
20. 2022-11-17
    price $338,689
21. 2022-07-21
    listed $343,424 New

ⓘ 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: $4,682 · $390/mo
• Projected year-2 tax: $4,682 · $390/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $40,188
• − Mortgage interest: −$18,972
• − Property taxes: −$4,682
• − Insurance: −$1,693
• − Repairs & maintenance: −$3,215
• − Management: −$3,215
• − HOA: −$9,840
• − Depreciation: −$9,853
• Taxable loss: −$11,282
• Est. tax savings @ 24.0%: +$2,708
• After-tax cash flow: $-3,073/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 6%

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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

-1.4% since first listed

6 events — show timeline

• 2026-03-24 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-03-24 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-05-08 Relisted — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-04-23 Pending — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-11-17 Price Changed $338,689 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2022-07-21 Listed $343,424 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+9.6%/yr

Latest (2025): $4,682 · +3.0% YoY. Source: county tax records.