1275 Buchanan St · San Francisco, CA 94115

$1,995,000

9 bd · 8.0 ba · 4,116 sqft · MultiFamily public records · 99 Days on market

Built 1963 3,001 sqft lot $485/sqft · 7% below area Est $2153k · 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 +30.0/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• 1% rule +9.2/10.0
• 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: 7 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

7-Unit Apartment Building Built in 1963, 1275 Buchanan Street is comprised of six 1-bedroom/1-bath units and one 3-bedroom/2-bath unit, with eight individual garage spaces and one outside fenced space. Each unit is separately metered for electric and natural gas, and tenants pay for their own heat via individual gas wall heaters. All of the units boast hardwood floors, granite countertops, and units #5, #6, and #7 have vaulted ceilings. The property is within a few city blocks of Japantown, and the either the Hayes Valley or Fillmore Street shops and restaurants. The building is also close to many public transit options.

Key facts

• Granite countertops
• Vaulted ceilings
• Hardwood floors

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• VAULTED CEILINGS
• CLOSE TO PUBLIC TRANSIT

What this means for you Summary

Snapshot

• This is a 6×1bd/1ba + 1×3bd/2ba units multifamily listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $9k ($110k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($28k rent vs $2.00M).
• Recommended offer: $1.82M (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 (+20.6%/yr); 61 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $28,284/mo this rent would consume 224% of the median local household income ($152k/yr) (locally 2151% 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 $184k of equity ($14k loan paydown + $170k appreciation (8.5% 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 (8.5% appreciation + 8.0% rent growth), your $559k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$294k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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.
• Current owner paid $1.30M; list at $2.00M implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $1,815,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.70%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $2,152,856
• List price: $1,995,000
• Delta: -7.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
844 Baker St	0.71mi	8/— (-1)	3,750 (-9%)	1mo	$2,300,000	$613	46

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

Projected returns pro-forma

8.52% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.90×
• Total profit: $1,621,900
• Equity at exit: $1,586,336

10-year hold

• IRR: 36.7%
• Equity multiple: 9.33×
• Total profit: $4,653,494
• Equity at exit: $3,218,773

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 94115

• Home prices YoY: 3.9%
• Rents YoY: 20.6%
• Active inventory: 61
• Price-to-rent: 44.0×

Monthly cashflow live

• Estimated rent: $28,284 high
• Mortgage (P&I): −$10,462
• Tax from tax record: −$1,880 /mo · $22,561/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,940
• Net cashflow: $9,171

Break-even live

Break-even rent $16,675

Max offer price $1,995,000

Occupancy floor 63%

Sensitivity live

Price	-10% $10,300	-5% $9,736	+0% $9,171	+5% $8,606	+10% $8,042
Rent	-10% $6,937	-5% $8,054	+0% $9,171	+5% $10,288	+10% $11,405
Rate	-1.0pp $10,176	-0.5pp $9,678	base $9,171	+0.5pp $8,654	+1.0pp $8,128

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$22,686
1× unit	3	2	$5,599
Total (7 units)			$28,284

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: —

Listing history 27 events

1. 2026-06-18
   days on market $1,995,000 Active 99 DOM
2. 2026-06-17
   days on market $1,995,000 Active 98 DOM
3. 2026-06-16
   days on market $1,995,000 Active 97 DOM
4. 2026-06-15
   days on market $1,995,000 Active 96 DOM
5. 2026-06-13
   days on market $1,995,000 Active 94 DOM
6. 2026-06-13
   days on market $1,995,000 Active 93 DOM
7. 2026-06-09
   days on market $1,995,000 Active 90 DOM
8. 2026-06-08
   days on market $1,995,000 Active 89 DOM
9. 2026-06-07
   days on market $1,995,000 Active 88 DOM
10. 2026-06-04
    days on market $1,995,000 Active 85 DOM
11. 2026-06-03
    days on market $1,995,000 Active 84 DOM
12. 2026-06-02
    days on market $1,995,000 Active 83 DOM
13. 2026-06-01
    days on market $1,995,000 Active 82 DOM
14. 2026-05-31
    days on market $1,995,000 Active 81 DOM
15. 2026-03-11
    listed $2,095,000 Active 628-char remark

    Show marketing remark (628 chars)

    7-Unit Apartment Building Built in 1963, 1275 Buchanan Street is comprised of six 1-bedroom/1-bath units and one 3-bedroom/2-bath unit, with eight individual garage spaces and one outside fenced space. Each unit is separately metered for electric and natural gas, and tenants pay for their own heat via individual gas wall heaters. All of the units boast hardwood floors, granite countertops, and units #5, #6, and #7 have vaulted ceilings. The property is within a few city blocks of Japantown, and the either the Hayes Valley or Fillmore Street shops and restaurants. The building is also close to many public transit options.

16. 2025-10-29
    listed $2,195,000 Active
17. 2023-04-24
    listed $2,650,000 Active
18. 2007-10-15
    listed $1,650,000
19. 2005-12-22
    soldstatus $1,300,000
20. 2005-12-22
    soldstatus $1,300,000
21. 2005-10-20
    historical
22. 2005-09-21
    listed $1,350,000
23. 2005-02-23
    listed $1,350,000
24. 2004-12-10
    soldstatus $1,060,000
25. 2004-12-10
    soldstatus $1,060,000
26. 2004-11-05
    historical
27. 2004-10-21
    listed $899,000

ⓘ 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: $22,561 · $1,880/mo
• Projected year-2 tax: $22,561 · $1,880/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8 d/yr ≥79°F today · 17 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: $339,408
• − Mortgage interest: −$111,751
• − Property taxes: −$22,561
• − Insurance: −$9,975
• − Repairs & maintenance: −$27,153
• − Management: −$27,153
• − Depreciation: −$58,036
• Taxable income: $82,780
• Est. tax owed @ 24.0%: −$19,867
• After-tax cash flow: $90,186/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): 32,629
• Household income: $151,524
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 2151.0

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 0.70)
• Race & ethnicity: White 49% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 3% Romanian 3% Lithuanian 3%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 6% Chinese 5% Russian/Polish/Slavic 3%

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: ▲ 8.52%
• Current HPI: 224.7175
• Rent YoY: ▲ 20.62%
• 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

+133.0% since first listed

13 events — show timeline

• 2026-03-11 Listed $2,095,000 San Francisco MLS
• 2025-10-29 Listed $2,195,000 San Francisco MLS
• 2023-04-24 Listed $2,650,000 San Francisco MLS
• 2007-10-15 Listed $1,650,000 San Francisco MLS
• 2005-12-22 Sold (Public Records) $1,300,000 Public Records
• 2005-12-22 Sold (MLS) $1,300,000 San Francisco MLS
• 2005-10-20 Delisted — San Francisco MLS
• 2005-09-21 Listed $1,350,000 San Francisco MLS
• 2005-02-23 Listed $1,350,000 San Francisco MLS
• 2004-12-10 Sold (Public Records) $1,060,000 Public Records
• 2004-12-10 Sold (MLS) $1,060,000 San Francisco MLS
• 2004-11-05 Delisted — San Francisco MLS
• 2004-10-21 Listed $899,000 San Francisco MLS

Property tax history

+1.9%/yr

Latest (2025): $22,561 · +3.4% YoY. Source: county tax records.