75 Folsom St #1100 · San Francisco, CA 94105

$775,000

1 bd · 1.0 ba · 1,019 sqft · Condo public records · 57 Days on market

Built 1991 $761/sqft · 13% below area Est $889k · 13% under $1999/mo HOA · 33% 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).

• ARV discount +13.3/15.0
• Appreciation +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Cash flow +2.6/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Live it up on the Embarcadero. Residence #1100 is a 1,019SF luxury condo in historic Hills Plaza. South-facing water views, custom upgrades, a remodeled kitchen with stainless appliances, spacious living/dining area, an expansive bedroom with a walk in closet and space for a home office. The unit includes washer, dryer, deeded parking, and storage. Perfect location for permanent residence or a pied-a-terre. Hills Plaza features a 24-hour concierge, a landscaped 7,000SF rooftop terrace with stunning Bay Bridge views from your living room, earthquake insurance and proximity to Google, Gap, the Embarcadero, Ferry Building, Salesforce Park, and some of the city's finest dining, shopping, 101/280, and the Bay Bridge. Move-In ready.

Key facts

• Proximity to google
• Remodeled kitchen
• 24 hour concierge

Tags

• REMODELED KITCHEN
• LANDSCAPED ROOFTOP TERRACE
• BAY BRIDGE VIEWS
• DEEDED PARKING
• 24 HOUR CONCIERGE
• PROXIMITY TO GOOGLE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $775k.

Deal economics

• At list price, monthly cash flow is $-3k ($-32k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (60.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $612k (21.1% below list).
• Recommended offer: $307k (60.4% below list) — sets the bar for cash-flow.

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 (+19.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 33% of the median local income ($225k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($5k loan paydown + $33k appreciation (4.3% 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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 33% of rent.

Recommended offer $307,052 (60.4% 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 57 days. Have you received any prior offers? Is the seller open to a 60% 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. 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: 0.79% ✗
• Cap rate: 2.19%
• Cash-on-cash: -14.65%
• DSCR: 0.35
• GRM: 10.6

CMA / ARV

• ARV (median comp): $888,649
• List price: $775,000
• Delta: -12.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $11,646
• Equity at exit: $405,158

10-year hold

• IRR: 6.8%
• Equity multiple: 2.28×
• Total profit: $277,882
• Equity at exit: $672,612

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 94105

• Home prices YoY: 2.4%
• Rents YoY: 19.7%
• Active inventory: 119
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $6,115 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$1,094 /mo · $13,126/yr
• Insurance: −$323
• HOA: −$1,999
• Vacancy / Maint / Mgmt: −$1,284
• Net cashflow: $-2,649

Break-even live

Break-even rent $9,468

Max offer price $307,052

Occupancy floor —

Sensitivity live

Price	-10% $-2,210	-5% $-2,430	+0% $-2,649	+5% $-2,868	+10% $-3,088
Rent	-10% $-3,132	-5% $-2,890	+0% $-2,649	+5% $-2,407	+10% $-2,166
Rate	-1.0pp $-2,259	-0.5pp $-2,452	base $-2,649	+0.5pp $-2,850	+1.0pp $-3,054

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
280 Spear St San Francisco, CA	1.0–2.0	1.0	865	$6,100	$7.05	45d	2	0.03mi
280 Spear St Unit 280 San Francisco, CA	2.0	2.0	1304	$7,200	$5.52	13d	1	0.04mi
280 Spear St Unit 15E San Francisco, CA	2.0	2.0	1276	$9,990	$7.83	6d	1	0.04mi
301 Main St Unit 22D San Francisco, CA	2.0	2.0	1317	$8,500	$6.45	26d	1	0.04mi
301 Main St Unit 20C San Francisco, CA	1.0	1.0	758	$5,950	$7.85	26d	1	0.04mi
338 Spear St Unit 9E-L San Francisco, CA	2.0	2.0	1147	$7,500	$6.54	25d	1	0.05mi
333 Main St San Francisco, CA	1.0	1.0	835	$4,950	$5.93	45d	1	0.06mi
403 Main St Unit 206N San Francisco, CA	1.0	1.0	910	$5,200	$5.71	26d	1	0.15mi
399 Fremont St San Francisco, CA	2.0	1.0–2.0	825	$6,620	$8.02	0d	44	0.20mi
400 Beale St #2306 San Francisco, CA	2.0	1.0	1215	$6,500	$5.35	26d	1	0.20mi
400 Beale St San Francisco, CA	1.0	1.0	812	$4,260	$5.25	45d	1	0.20mi
400 Beale St San Francisco, CA	2.0	1.0–2.0	1167	$6,425	$5.50	22d	2	0.20mi
340 Fremont St San Francisco, CA	3.0	1.0–3.0	1146	$5,697	$4.97	3d	5	0.23mi
355 1st St Unit S302 San Francisco, CA	2.0	2.0	939	$5,800	$6.18	45d	1	0.25mi
355 1st St #2504 San Francisco, CA	2.0	2.0	1408	$8,250	$5.86	9d	1	0.25mi
500 Folsom St San Francisco, CA	1.0	1.0	676	$6,987	$10.34	0d	18	0.28mi
18 Lansing St San Francisco, CA	1.0	2.0	1350	$5,800	$4.30	14d	1	0.29mi
390 1st St San Francisco, CA	2.0	1.0–2.0	676	$5,814	$8.60	0d	12	0.31mi
50 Lansing St San Francisco, CA	2.0	2.0	1167	$11,500	$9.85	26d	1	0.32mi
45 Lansing St San Francisco, CA	1.0	1.0	640	$5,332	$8.32	0d	4	0.32mi
3 Bayside Village Pl San Francisco, CA	2.0	1.0–2.0	686	$5,168	$7.53	0d	22	0.32mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$4,760	$3.69	0d	13	0.34mi
1 Pine St San Francisco, CA	1.0	1.0	846	$3,900	$4.61	20d	1	0.42mi
631 Folsom St San Francisco, CA	2.0	2.0	1054	$6,400	$6.07	26d	1	0.48mi
219 Brannan St Unit 2B San Francisco, CA	2.0	2.0	1062	$6,000	$5.65	7d	1	0.51mi
219 Brannan St Unit 5G San Francisco, CA	2.0	2.0	1309	$8,500	$6.49	16d	1	0.51mi
1 Hawthorne St Unit 8G San Francisco, CA	1.0	1.0	846	$4,200	$4.96	20d	1	0.52mi
2 Townsend St San Francisco, CA	1.0–2.0	1.0–2.0	786	$4,800	$6.11	0d	4	0.55mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,246	$4.60	0d	4	0.58mi
460 Davis Ct San Francisco, CA	3.0	1.0–2.5	907	$6,264	$6.91	0d	15	0.61mi
288 Pacific Ave Unit 2H San Francisco, CA	2.0	2.5	1248	$13,000	$10.42	45d	1	0.76mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$5,338	$7.77	0d	10	0.77mi
765 Market St Unit 34E San Francisco, CA	2.0	2.5	1453	$9,000	$6.19	19d	1	0.78mi
765 Market St Unit 34 San Francisco, CA	2.0	2.5	1453	$9,200	$6.33	45d	1	0.78mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	45d	1	0.80mi
250 King St #718 San Francisco, CA	2.0	2.0	1233	$6,500	$5.27	0d	1	0.82mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,070	$5.59	0d	1	0.85mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	4d	1	0.86mi
540 Stockton St Apt 8 San Francisco, CA	2.0	1.0	725	$5,370	$7.41	4d	1	0.88mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$5,628	$4.58	0d	1	0.94mi

HOA detail condo

• Monthly dues: $1,999 · $23,988/yr
• Likely covers: waterdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-02
   status $775,000 Pending 57 DOM
2. 2026-06-01
   days on market $775,000 Contingent - Show 57 DOM
3. 2026-05-31
   days on market $775,000 Contingent - Show 56 DOM
4. 2026-05-13
   historical Contingent - Show 736-char remark

   Show marketing remark (736 chars)

   Live it up on the Embarcadero. Residence #1100 is a 1,019SF luxury condo in historic Hills Plaza. South-facing water views, custom upgrades, a remodeled kitchen with stainless appliances, spacious living/dining area, an expansive bedroom with a walk in closet and space for a home office. The unit includes washer, dryer, deeded parking, and storage. Perfect location for permanent residence or a pied-a-terre. Hills Plaza features a 24-hour concierge, a landscaped 7,000SF rooftop terrace with stunning Bay Bridge views from your living room, earthquake insurance and proximity to Google, Gap, the Embarcadero, Ferry Building, Salesforce Park, and some of the city's finest dining, shopping, 101/280, and the Bay Bridge. Move-In ready.

5. 2026-04-05
   listed $775,000 Active 736-char remark

   Show marketing remark (736 chars)

   Live it up on the Embarcadero. Residence #1100 is a 1,019SF luxury condo in historic Hills Plaza. South-facing water views, custom upgrades, a remodeled kitchen with stainless appliances, spacious living/dining area, an expansive bedroom with a walk in closet and space for a home office. The unit includes washer, dryer, deeded parking, and storage. Perfect location for permanent residence or a pied-a-terre. Hills Plaza features a 24-hour concierge, a landscaped 7,000SF rooftop terrace with stunning Bay Bridge views from your living room, earthquake insurance and proximity to Google, Gap, the Embarcadero, Ferry Building, Salesforce Park, and some of the city's finest dining, shopping, 101/280, and the Bay Bridge. Move-In ready.

6. 2018-04-04
   soldstatus $1,140,000 Closed 765-char remark

   Show marketing remark (765 chars)

   Residence 1100 is a water view one-bedroom condominium in historic Hills Plaza. Leave the business of the outside world behind as the Bay Bridge lights dance just outside your windows. Features include a master suite with a large walk-in closet, laundry, and artistically designed, double vanity bathroom. The kitchen has been beautify upgraded to compliment the iconic views and character of the home. Perfect location for permanent residence or pied-a-terre. Hills Plaza is home to Google, Mozilla Firefox, Wharton School & Crunch Fitness. Amenities include 24-hour concierge, a 7,000ft landscaped roof-top terrace with one of the best water and bridge views, storage & garage parking. Near I-80, I-280, tech buses, Muni, BART, CalTrain & ferry.

7. 2018-04-04
   soldstatus $1,140,000

   Show marketing remark (765 chars)

   Residence 1100 is a water view one-bedroom condominium in historic Hills Plaza. Leave the business of the outside world behind as the Bay Bridge lights dance just outside your windows. Features include a master suite with a large walk-in closet, laundry, and artistically designed, double vanity bathroom. The kitchen has been beautify upgraded to compliment the iconic views and character of the home. Perfect location for permanent residence or pied-a-terre. Hills Plaza is home to Google, Mozilla Firefox, Wharton School & Crunch Fitness. Amenities include 24-hour concierge, a 7,000ft landscaped roof-top terrace with one of the best water and bridge views, storage & garage parking. Near I-80, I-280, tech buses, Muni, BART, CalTrain & ferry.

8. 2018-03-29
   status Pending 765-char remark

   Show marketing remark (765 chars)

   Residence 1100 is a water view one-bedroom condominium in historic Hills Plaza. Leave the business of the outside world behind as the Bay Bridge lights dance just outside your windows. Features include a master suite with a large walk-in closet, laundry, and artistically designed, double vanity bathroom. The kitchen has been beautify upgraded to compliment the iconic views and character of the home. Perfect location for permanent residence or pied-a-terre. Hills Plaza is home to Google, Mozilla Firefox, Wharton School & Crunch Fitness. Amenities include 24-hour concierge, a 7,000ft landscaped roof-top terrace with one of the best water and bridge views, storage & garage parking. Near I-80, I-280, tech buses, Muni, BART, CalTrain & ferry.

9. 2018-02-26
   historical Contingent - Show 765-char remark

   Show marketing remark (765 chars)

   Residence 1100 is a water view one-bedroom condominium in historic Hills Plaza. Leave the business of the outside world behind as the Bay Bridge lights dance just outside your windows. Features include a master suite with a large walk-in closet, laundry, and artistically designed, double vanity bathroom. The kitchen has been beautify upgraded to compliment the iconic views and character of the home. Perfect location for permanent residence or pied-a-terre. Hills Plaza is home to Google, Mozilla Firefox, Wharton School & Crunch Fitness. Amenities include 24-hour concierge, a 7,000ft landscaped roof-top terrace with one of the best water and bridge views, storage & garage parking. Near I-80, I-280, tech buses, Muni, BART, CalTrain & ferry.

10. 2018-01-18
    price $1,175,000 765-char remark

    Show marketing remark (765 chars)

    Residence 1100 is a water view one-bedroom condominium in historic Hills Plaza. Leave the business of the outside world behind as the Bay Bridge lights dance just outside your windows. Features include a master suite with a large walk-in closet, laundry, and artistically designed, double vanity bathroom. The kitchen has been beautify upgraded to compliment the iconic views and character of the home. Perfect location for permanent residence or pied-a-terre. Hills Plaza is home to Google, Mozilla Firefox, Wharton School & Crunch Fitness. Amenities include 24-hour concierge, a 7,000ft landscaped roof-top terrace with one of the best water and bridge views, storage & garage parking. Near I-80, I-280, tech buses, Muni, BART, CalTrain & ferry.

11. 2017-12-07
    listed $1,250,000 Active 765-char remark

    Show marketing remark (765 chars)

    Residence 1100 is a water view one-bedroom condominium in historic Hills Plaza. Leave the business of the outside world behind as the Bay Bridge lights dance just outside your windows. Features include a master suite with a large walk-in closet, laundry, and artistically designed, double vanity bathroom. The kitchen has been beautify upgraded to compliment the iconic views and character of the home. Perfect location for permanent residence or pied-a-terre. Hills Plaza is home to Google, Mozilla Firefox, Wharton School & Crunch Fitness. Amenities include 24-hour concierge, a 7,000ft landscaped roof-top terrace with one of the best water and bridge views, storage & garage parking. Near I-80, I-280, tech buses, Muni, BART, CalTrain & ferry.

12. 1998-01-05
    soldstatus $365,000
13. 1997-11-11
    historical
14. 1997-10-16
    listed $369,000

ⓘ 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: $13,126 · $1,094/mo
• Projected year-2 tax: $13,126 · $1,094/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: $73,383
• − Mortgage interest: −$43,412
• − Property taxes: −$13,126
• − Insurance: −$3,875
• − Repairs & maintenance: −$5,871
• − Management: −$5,871
• − HOA: −$23,988
• − Depreciation: −$22,545
• Taxable loss: −$45,306
• Est. tax savings @ 24.0%: +$10,873
• After-tax cash flow: $-20,914/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): 13,861
• Household income: $225,000
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 798.0

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 0.61)
• Race & ethnicity: Asian 53% White 31% Hispanic / Latino 9% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Scotch-Irish 2% Romanian 2%
• Foreign-born: 45% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 22% Other Indo-European 6% Spanish 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: ▲ 4.27%
• Current HPI: 179.3791
• Rent YoY: ▲ 19.74%
• 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

+110.0% since first listed

11 events — show timeline

• 2026-05-13 Contingent — San Francisco MLS
• 2026-04-05 Listed $775,000 San Francisco MLS
• 2018-04-04 Sold (Public Records) $1,140,000 Public Records
• 2018-04-04 Sold (MLS) $1,140,000 San Francisco MLS
• 2018-03-29 Pending — San Francisco MLS
• 2018-02-26 Contingent — San Francisco MLS
• 2018-01-18 Price Changed $1,175,000 San Francisco MLS
• 2017-12-07 Listed $1,250,000 San Francisco MLS
• 1998-01-05 Sold (MLS) $365,000 San Francisco MLS
• 1997-11-11 Delisted — San Francisco MLS
• 1997-10-16 Listed $369,000 San Francisco MLS

Property tax history

+5.5%/yr

Latest (2025): $13,126 · +1.1% YoY. Source: county tax records.