1-5 Lowell St · San Francisco, CA 94112

$2,139,500

64 bd · None ba · 5,272 sqft · MultiFamily · 199 Days on market

Built 1960 Fair condition 3,245 sqft lot $406/sqft · 7% above area Est $2005k · 7% over

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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).

• Cash flow +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• ARV discount +4.5/15.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

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

1-5 Lowell Street is an 8 unit apartment building with 8 car parking in the Outer Mission district of San Francisco. The unit mix consists of 8 one bedroom one bath apartments and are separately metered for gas and electricity. The property is compliant with San Francisco's Soft Story ordinance. Located on the corner of Mission and Lowell streets, the subject property offers well laid out apartments that get great illumination thus offering prospective residents a great place to live.

Key facts

• 8 car parking
• 3,245 sq ft lot
• Garage

Tags

• 8 UNIT APARTMENT BUILDING
• 8 CAR PARKING
• OUTER MISSION DISTRICT

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $2.14M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $281/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $2.14M).
• Recommended offer: $1.88M (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+5.1%/yr); 96 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $21,557/mo this rent would consume 191% of the median local household income ($135k/yr) (locally 2108% 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 $15k of loan paydown is wiped out by about $64k 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 199 days — a 12% lower offer ($1.88M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,882,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $2,005,217
• List price: $2,139,500
• Delta: 6.70%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-157,368
• Equity at exit: $319,006

10-year hold

• IRR: 5.1%
• Equity multiple: 1.41×
• Total profit: $245,538
• Equity at exit: $184,985

Cash invested: $599,060 (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 94112

• Rents YoY: 5.1%
• Active inventory: 96
• Price-to-rent: 66.2×

Monthly cashflow live

• Estimated rent: $21,557 high
• Mortgage (P&I): −$11,220
• Tax est. 1.5%: −$2,674 /mo · $32,092/yr
• Insurance: −$891
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,527
• Net cashflow: $2,244

Break-even live

Break-even rent $18,716

Max offer price $2,139,500

Occupancy floor 85%

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$21,560
Total (8 units)			$21,557

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: $534,875
• Closing costs: $64,185
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   days on market $2,139,500 Active 199 DOM
2. 2026-06-13
   days on market $2,139,500 Active 198 DOM
3. 2026-06-09
   days on market $2,139,500 Active 195 DOM
4. 2026-06-08
   days on market $2,139,500 Active 194 DOM
5. 2026-06-07
   days on market $2,139,500 Active 193 DOM
6. 2026-06-04
   days on market $2,139,500 Active 190 DOM
7. 2026-06-03
   days on market $2,139,500 Active 189 DOM
8. 2026-06-02
   days on market $2,139,500 Active 188 DOM
9. 2026-06-01
   days on market $2,139,500 Active 187 DOM
10. 2026-05-31
    days on market $2,139,500 Active 186 DOM
11. 2026-01-12
    price $2,139,500 489-char remark

    Show marketing remark (489 chars)

    1-5 Lowell Street is an 8 unit apartment building with 8 car parking in the Outer Mission district of San Francisco. The unit mix consists of 8 one bedroom one bath apartments and are separately metered for gas and electricity. The property is compliant with San Francisco's Soft Story ordinance. Located on the corner of Mission and Lowell streets, the subject property offers well laid out apartments that get great illumination thus offering prospective residents a great place to live.

12. 2025-11-26
    listed $2,150,000 Active 489-char remark

    Show marketing remark (489 chars)

    1-5 Lowell Street is an 8 unit apartment building with 8 car parking in the Outer Mission district of San Francisco. The unit mix consists of 8 one bedroom one bath apartments and are separately metered for gas and electricity. The property is compliant with San Francisco's Soft Story ordinance. Located on the corner of Mission and Lowell streets, the subject property offers well laid out apartments that get great illumination thus offering prospective residents a great place to live.

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $258,684
• − Mortgage interest: −$119,845
• − Property taxes: −$32,092
• − Insurance: −$10,698
• − Repairs & maintenance: −$20,695
• − Management: −$20,695
• − Depreciation: −$62,240
• Taxable loss: −$7,581
• Est. tax savings @ 24.0%: +$1,819
• 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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate rehabilitation to improve its exterior and curb appeal, which would significantly increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Visible wear and tear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair exterior siding — Improves structural integrity and appearance
• Both update bathrooms — Modernizes and increases appeal
• Both update kitchens — Modernizes and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair exterior siding — Improves structural integrity and appearance ↑
• Both update bathrooms — Modernizes and increases appeal ↑
• Both update kitchens — Modernizes and increases appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 79,277
• Household income: $135,119
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 2108.0

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 0.64)
• Race & ethnicity: Asian 51% Hispanic / Latino 26% White 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 47% · China, Canada, Vietnam
• Languages at home: 36% English-only · Chinese 29% Spanish 21% Tagalog/Filipino 8%

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: ▼ -1307.49%
• Current HPI: 280.8169
• Rent YoY: ▲ 5.08%
• 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

-0.5% since first listed

2 events — show timeline

• 2026-01-12 Price Changed $2,139,500 San Francisco MLS
• 2025-11-26 Listed $2,150,000 San Francisco MLS