619 Connecticut St · San Francisco, CA 94107

$1,995,000

3 bd · 1.0 ba · 700 sqft · SingleFamily public records · 14 Days on market

Built 1925 2,500 sqft lot $2850/sqft · 112% above area Est $2477k · 19% under

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Why this score? — see what drove the D 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 +7.4/10.0
• 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 +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Come watch the sailboats glide across the bay! On a prized block of the North Slope, this sunny home boasts breathtaking bay views. The expansive three bedroom/two bath floor plan offers a wonderful combination of period details and thoughtful updates for modern living. The home is ideally-configured for entertaining with an expansive updated kitchen, formal dining room and two walk-out decks for enjoying Potrero Hill's famously warm weather. The three spacious bedrooms include a luxuriously-proportioned primary suite with steam shower, walk-in closet and captivating bay views. The deep, sunny garden has a towering avocado tree, producing lemon tree and vintage potting shed. The home is completed by a generous high-ceilinged basement on the garden level that offers abundant storage and a world of possibilities. You'll love the convenience of being on a level block so near the North Slope shops and restaurants on 18th and 20th Streets!

Key facts

• 2,500 sq ft lot
• Built 1925
• Listed 14 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Home design: Single-family residence; Built in 1925
• Construction: Architect-determined living area
• Exterior features: Ground-level entry

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Updated/remodeled interior
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-6k ($-76k/yr) — negative.
• To cash-flow at today's rent, offer at most $878k (56.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $713k (64.3% below list).
• Recommended offer: $713k (64.3% 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 (+18.9%/yr); 136 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $7,131/mo this rent would consume 47% of the median local household income ($183k/yr) (locally 1851% 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 $110k of equity ($14k loan paydown + $96k appreciation (4.8% 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 ~$176k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $713,051 (64.3% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.36% ✗
• Cap rate: 2.49%
• Cash-on-cash: -13.59%
• DSCR: 0.40
• GRM: 23.3

CMA / ARV

• ARV (median comp): $2,477,302
• List price: $1,995,000
• Delta: -19.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 San Bruno Ave	0.47mi	2/1.0 (-1)	790 (+13%)	23mo	$800,000	$1,013	32

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

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $71,959
• Equity at exit: $1,107,503

10-year hold

• IRR: 6.2%
• Equity multiple: 2.19×
• Total profit: $665,154
• Equity at exit: $1,892,618

Cash invested: $558,600 (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 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 136
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $7,131 high
• Mortgage (P&I): −$10,462
• Tax from tax record: −$665 /mo · $7,984/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,497
• Net cashflow: $-6,325

Break-even live

Break-even rent $15,137

Max offer price $877,581

Occupancy floor —

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1395 22nd St San Francisco, CA	1.0–2.0	1.0–2.0	808	$10,000	$12.37	2d	3	0.13mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$10,000	$10.50	2d	1	0.31mi
2660 3rd St San Francisco, CA	2.0	1.0–2.0	708	$7,118	$10.05	2d	7	0.49mi
2121 3rd St San Francisco, CA	1.0–2.0	1.0–2.0	774	$6,934	$8.96	2d	4	0.57mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	963	$5,786	$6.01	2d	8	0.59mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,931	$7.93	2d	3	0.88mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	44d	1	0.95mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	18d	1	0.95mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,800	$8.08	2d	4	1.03mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$7,140	$7.45	2d	5	1.04mi
799 S Van Ness Ave San Francisco, CA	1.0–2.0	1.0	740	$4,500	$6.08	2d	2	1.09mi
1155 4th St San Francisco, CA	1.0–2.0	1.0–2.0	864	$7,417	$8.58	2d	4	1.10mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,104	$8.76	2d	10	1.16mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$5,406	$4.15	2d	2	1.20mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$4,897	$7.94	2d	11	1.23mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,299	$7.38	2d	34	1.26mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$8,160	$6.64	3d	1	1.29mi
1023 3rd St San Francisco, CA	2.0	1.0–2.0	743	$10,000	$13.46	2d	13	1.29mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$5,614	$7.08	3d	5	1.41mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	2d	1	1.46mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	2d	2	1.50mi

Listing history 5 events

1. 2026-05-08
   listed $1,995,000 Active 1291-char remark
2. 2023-06-28
   soldstatus $1,700,000 Closed 956-char remark

   Show marketing remark (956 chars)

   Come watch the sailboats glide across the bay! On a prized block of the North Slope, this sunny home boasts breathtaking bay views. The expansive three bedroom/two bath floor plan offers a wonderful combination of period details and thoughtful updates for modern living. The home is ideally-configured for entertaining with an expansive updated kitchen, formal dining room and two walk-out decks for enjoying Potrero Hill's famously warm weather. The three spacious bedrooms include a luxuriously-proportioned primary suite with steam shower, walk-in closet and captivating bay views. The deep, sunny garden has a towering avocado tree, producing lemon tree and vintage potting shed. The home is completed by a generous high-ceilinged basement on the garden level that offers abundant storage and a world of possibilities. You'll love the convenience of being on a level block so near the North Slope shops and restaurants on 18th and 20th Streets!

3. 2023-06-28
   soldstatus $1,700,000

   Show marketing remark (956 chars)

   Come watch the sailboats glide across the bay! On a prized block of the North Slope, this sunny home boasts breathtaking bay views. The expansive three bedroom/two bath floor plan offers a wonderful combination of period details and thoughtful updates for modern living. The home is ideally-configured for entertaining with an expansive updated kitchen, formal dining room and two walk-out decks for enjoying Potrero Hill's famously warm weather. The three spacious bedrooms include a luxuriously-proportioned primary suite with steam shower, walk-in closet and captivating bay views. The deep, sunny garden has a towering avocado tree, producing lemon tree and vintage potting shed. The home is completed by a generous high-ceilinged basement on the garden level that offers abundant storage and a world of possibilities. You'll love the convenience of being on a level block so near the North Slope shops and restaurants on 18th and 20th Streets!

4. 2023-06-10
   status Pending 956-char remark

   Show marketing remark (956 chars)

   Come watch the sailboats glide across the bay! On a prized block of the North Slope, this sunny home boasts breathtaking bay views. The expansive three bedroom/two bath floor plan offers a wonderful combination of period details and thoughtful updates for modern living. The home is ideally-configured for entertaining with an expansive updated kitchen, formal dining room and two walk-out decks for enjoying Potrero Hill's famously warm weather. The three spacious bedrooms include a luxuriously-proportioned primary suite with steam shower, walk-in closet and captivating bay views. The deep, sunny garden has a towering avocado tree, producing lemon tree and vintage potting shed. The home is completed by a generous high-ceilinged basement on the garden level that offers abundant storage and a world of possibilities. You'll love the convenience of being on a level block so near the North Slope shops and restaurants on 18th and 20th Streets!

5. 2023-05-19
   listed $1,699,000 Active 956-char remark

   Show marketing remark (956 chars)

   Come watch the sailboats glide across the bay! On a prized block of the North Slope, this sunny home boasts breathtaking bay views. The expansive three bedroom/two bath floor plan offers a wonderful combination of period details and thoughtful updates for modern living. The home is ideally-configured for entertaining with an expansive updated kitchen, formal dining room and two walk-out decks for enjoying Potrero Hill's famously warm weather. The three spacious bedrooms include a luxuriously-proportioned primary suite with steam shower, walk-in closet and captivating bay views. The deep, sunny garden has a towering avocado tree, producing lemon tree and vintage potting shed. The home is completed by a generous high-ceilinged basement on the garden level that offers abundant storage and a world of possibilities. You'll love the convenience of being on a level block so near the North Slope shops and restaurants on 18th and 20th Streets!

ⓘ 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: $7,984 · $665/mo
• Projected year-2 tax: $15,162 · $1,264/mo
• Expected delta: +$7,178/yr (+$598/mo · 89.9%)

ⓘ 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 · 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: $85,566
• − Mortgage interest: −$111,751
• − Property taxes: −$7,984
• − Insurance: −$9,975
• − Repairs & maintenance: −$6,845
• − Management: −$6,845
• − Depreciation: −$58,036
• Taxable loss: −$115,871
• Est. tax savings @ 24.0%: +$27,809
• After-tax cash flow: $-48,097/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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 5%

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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• 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

+50.3% since first listed

7 events — show timeline

• 2026-05-27 Sold (MLS) $2,553,525 San Francisco MLS
• 2026-05-22 Pending — San Francisco MLS
• 2026-05-08 Listed $1,995,000 San Francisco MLS
• 2023-06-28 Sold (Public Records) $1,700,000 Public Records
• 2023-06-28 Sold (MLS) $1,700,000 San Francisco MLS
• 2023-06-10 Pending — San Francisco MLS
• 2023-05-19 Listed $1,699,000 San Francisco MLS

Property tax history

+2.4%/yr

Latest (2025): $7,984 · +2.9% YoY. Source: county tax records.