300 Berry St #902 · San Francisco, CA 94158

$775,000

2 bd · 1.0 ba · 728 sqft · Condo public records · 14 Days on market

Built 2009 $803/mo HOA · 14% of rent

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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).

• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.5/10.0

Listing remarks MLS

For comps purposes only. Arterra is San Francisco's premiere LEED-Silver luxury residential high rise. With designer, eco-friendly finishes; smart modern design, in-unit laundry & amenities galore, you will have everything you need & then some! Enjoy a luxurious lifestyle with the sunny panoramic view roof deck & BBQ, fitness center, community room, private guest suite & 24/7 attended lobby. Steps to Caltrain & easy freeway access. Walkscore = 98, Walker's Paradise.

Key facts

• Large window wall
• 10 foot ceilings
• Spacious peninsula

Tags

• 10 FOOT CEILINGS
• LARGE WINDOW WALL
• STUDIO BECKER CABINETRY
• STAINLESS STEEL APPLIANCES
• SPACIOUS PENINSULA
• MULTIPLE CLOSETS

Property features AI

Finance

• HOA & community: HOA with monthly fee; Monthly association fee $803; HOA covers common areas, building insurance, structural maintenance, grounds maintenance, management, sewer, trash and water; Community amenities include barbecue, clubhouse and gym; Community contains 269 units; Pets allowed (cats and dogs; number limits apply)

Exterior

• Parking: On-site parking; Side-by-side parking layout; Independent parking; 1 parking space
• Security: Secured access; Carbon monoxide detector(s)
• Utilities: Electricity available; Natural gas connected; Public water; Public sewer
• Home design: Residential condominium; Attached property; Built in 2009
• Exterior features: Ground-level entry

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Interior features: Secured building access; Carbon monoxide detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $775k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $511k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $567k (26.8% below list).
• Recommended offer: $511k (34.1% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+21.0%/yr); 19 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 ($197k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $59k of equity ($5k loan paydown + $53k appreciation (6.9% 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 ~$94k 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 12y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $511,063 (34.1% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.73% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.9% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.93×
• Total profit: $201,217
• Equity at exit: $532,060

10-year hold

• IRR: 14.9%
• Equity multiple: 4.38×
• Total profit: $732,921
• Equity at exit: $1,006,183

Cash invested: $217,000 (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 94158

• Home prices YoY: 3.7%
• Rents YoY: 21.0%
• Active inventory: 19
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $5,673 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$719 /mo · $8,626/yr
• Insurance: −$323
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$803
• Vacancy / Maint / Mgmt: −$1,191
• Net cashflow: $-1,494

Break-even live

Break-even rent $7,564

Max offer price $511,063

Occupancy floor —

Sensitivity live

Price	-10% $-1,055	-5% $-1,275	+0% $-1,494	+5% $-1,713	+10% $-1,933
Rent	-10% $-1,942	-5% $-1,718	+0% $-1,494	+5% $-1,270	+10% $-1,046
Rate	-1.0pp $-1,104	-0.5pp $-1,297	base $-1,494	+0.5pp $-1,695	+1.0pp $-1,899

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	9d	1	0.01mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$7,305	$8.68	0d	5	0.10mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,978	$7.04	0d	3	0.10mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,912	$5.63	0d	1	0.22mi
185 Channel St San Francisco, CA	2.0	1.0–2.0	914	$7,855	$8.59	0d	36	0.26mi
1155 4th St San Francisco, CA	1.0–2.0	1.0–2.0	864	$7,452	$8.62	0d	5	0.28mi
1201 4th St Unit 1297791P San Francisco, CA	1.0	1.0	742	$6,148	$8.29	16d	1	0.30mi
1023 3rd St San Francisco, CA	2.0	1.0–2.0	743	$10,000	$13.46	3d	13	0.37mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,574	$9.57	0d	10	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$5,633	$5.88	0d	5	0.48mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$5,646	$6.46	0d	3	0.52mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	956	$4,767	$4.98	0d	8	0.53mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,304	$9.04	0d	10	0.55mi
88 Townsend St #311 San Francisco, CA	1.0	1.0	632	$4,450	$7.04	26d	1	0.57mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	26d	1	0.59mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,324	$7.33	0d	27	0.61mi
88 Arkansas St #105 San Francisco, CA	1.0	1.0	604	$4,000	$6.62	45d	1	0.62mi
291 15th St San Francisco, CA	1.0	1.0	550	$2,695	$4.90	26d	1	0.63mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$5,210	$6.72	3d	2	0.64mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	22d	1	0.65mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	0d	4	0.65mi
2 Townsend St San Francisco, CA	1.0–2.0	1.0–2.0	786	$6,925	$8.81	0d	4	0.66mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	26d	1	0.73mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,346	$7.44	0d	33	0.73mi
601 Tennessee St San Francisco, CA	1.0	1.0	426	$3,695	$8.67	45d	2	0.76mi
451 Kansas St #375 San Francisco, CA	1.0	1.0	661	$4,350	$6.58	20d	1	0.79mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,581	$9.15	0d	15	0.80mi
501 Delancey St #182 San Francisco, CA	1.0	1.0	640	$3,200	$5.00	16d	1	0.82mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	45d	1	0.82mi
45 Lansing St San Francisco, CA	1.0	1.0	640	$5,332	$8.32	0d	4	0.83mi
390 1st St San Francisco, CA	2.0	1.0–2.0	676	$7,546	$11.16	0d	12	0.84mi
3 Bayside Village Pl San Francisco, CA	2.0	1.0–2.0	686	$6,390	$9.31	0d	22	0.84mi
2121 3rd St San Francisco, CA	1.0–2.0	1.0–2.0	774	$6,934	$8.96	0d	4	0.88mi
340 Fremont St San Francisco, CA	3.0	1.0–3.0	1146	$7,028	$6.13	3d	5	0.92mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$20,493	$15.87	0d	13	0.92mi
500 Folsom St San Francisco, CA	1.0	1.0	676	$6,987	$10.34	0d	18	0.92mi
399 Fremont St San Francisco, CA	2.0	1.0–2.0	825	$8,808	$10.68	0d	44	0.94mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	3d	2	0.95mi
1288 Howard St #604 San Francisco, CA	1.0	1.0	431	$3,400	$7.89	45d	1	0.95mi
1188 Mission St San Francisco, CA	1.0	1.0	448	$3,333	$7.43	0d	17	0.95mi

HOA detail condo

• Monthly dues: $803 · $9,636/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-08
   listed $775,000 Active 1363-char remark
2. 2014-12-19
   listed $760,900 Active 500-char remark

   Show marketing remark (500 chars)

   For comps purposes only. Arterra is San Francisco's premiere LEED-Silver luxury residential high rise. With designer, eco-friendly finishes; smart modern design, in-unit laundry & amenities galore, you will have everything you need & then some! Enjoy a luxurious lifestyle with the sunny panoramic view roof deck & BBQ, fitness center, community room, private guest suite & 24/7 attended lobby. Steps to Caltrain & easy freeway access. Walkscore = 98, Walker's Paradise.

3. 2014-12-16
   soldstatus $761,000
4. 2014-12-09
   soldstatus $760,900 Closed 500-char remark

   Show marketing remark (500 chars)

   For comps purposes only. Arterra is San Francisco's premiere LEED-Silver luxury residential high rise. With designer, eco-friendly finishes; smart modern design, in-unit laundry & amenities galore, you will have everything you need & then some! Enjoy a luxurious lifestyle with the sunny panoramic view roof deck & BBQ, fitness center, community room, private guest suite & 24/7 attended lobby. Steps to Caltrain & easy freeway access. Walkscore = 98, Walker's Paradise.

ⓘ 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: $8,626 · $719/mo
• Projected year-2 tax: $8,626 · $719/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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $68,071
• − Mortgage interest: −$43,412
• − Property taxes: −$8,626
• − Insurance: −$4,672
• − Repairs & maintenance: −$5,446
• − Management: −$5,446
• − HOA: −$9,636
• − Depreciation: −$22,545
• Taxable loss: −$31,713
• Est. tax savings @ 24.0%: +$7,611
• After-tax cash flow: $-10,318/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): 11,314
• Household income: $196,506
• Rent vs Own: 65.5% rent · 34.5% own
• Severe rent burden: 558.0

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 0.74)
• Race & ethnicity: Asian 43% White 21% Black 14% Hispanic / Latino 13% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Estonian 3% Scotch-Irish 1% Italian 1%
• Foreign-born: 42% · China, Canada, Vietnam
• Languages at home: 49% English-only · Chinese 16% Other Indo-European 9% Spanish 9%

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: ▲ 6.90%
• Current HPI: 191.7034
• Rent YoY: ▲ 21.00%
• 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

+0.3% since first listed

6 events — show timeline

• 2026-06-08 Sold (MLS) $763,000 San Francisco MLS
• 2026-05-22 Pending — San Francisco MLS
• 2026-05-08 Listed $775,000 San Francisco MLS
• 2014-12-19 Listed $760,900 San Francisco MLS
• 2014-12-16 Sold (Public Records) $761,000 Public Records
• 2014-12-09 Sold (MLS) $760,900 San Francisco MLS

Property tax history

+4.0%/yr

Latest (2025): $8,626 · -12.5% YoY. Source: county tax records.