395 6th St #305 · San Francisco, CA 94107

$449,000

2 bd · 2.0 ba · 819 sqft · Condo · 13 Days on market

Built 2025 Excellent condition $589/mo HOA · 12% of rent

---

Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• Livability +3.8/5.0

Listing remarks

Developer Special, Priced Below City Guidelines. Below Market Rate (BMR) ownership homes at 395 6th Street RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This two-bedroom faces the east, offering exceptional natural light. The spacious primary bedroom is complemented by a secondary bedroom that works seamlessly for guests, flexible use, or a dedicated home office. A well-balanced split-bedroom layout supports both privacy and adaptability. Paired with an attended lobby and a rooftop terrace above the city, creating a home designed for how San Francisco lives today. Studio,

Key facts

• Rooftop terrace
• Attended lobby
• $589 HOA

Tags

• EXCEPTIONAL NATURAL LIGHT
• ATTENDED LOBBY
• ROOFTOP TERRACE

Property features AI

Finance

• HOA & community: Community of 90 units; Monthly HOA fee of $589; Community amenities include a barbecue area and a roof deck; Pets allowed (cats and dogs)

Exterior

• Home design: Contemporary / Modern/High Tech style; New construction; Condominium (attached)
• Construction: Built in 2025; Concrete foundation
• Exterior features: Entry level unit

Interior

• Kitchen: Dishwasher; Garbage disposal; Free-standing gas range
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Heat pump provides heating and cooling; Dishwasher; Garbage disposal; Free-standing gas range
• Laundry & utility: Washer/dryer hookups

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $449k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Cap rate 6.7% 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 (+18.9%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 32% of the median local income ($183k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($3k loan paydown + $22k 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.
• At projected returns (4.8% appreciation + 8.0% rent growth), your $126k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $449,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 2.06×
• Total profit: $133,559
• Equity at exit: $249,257

10-year hold

• IRR: 19.3%
• Equity multiple: 4.67×
• Total profit: $460,836
• Equity at exit: $425,958

Cash invested: $125,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $4,850 high
• Mortgage (P&I): −$2,355
• Tax est. 1.5%: −$561 /mo · $6,735/yr
• Insurance: −$187
• HOA: −$589
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $139

Break-even live

Break-even rent $4,673

Max offer price $449,000

Occupancy floor 92%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Clara St Unit 1A San Francisco, CA	2.0	1.5	1000	$5,499	$5.50	10d	1	0.01mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	20d	1	0.02mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	43d	1	0.07mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,186	$7.17	2d	24	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	20d	1	0.14mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$5,210	$6.72	1d	2	0.18mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	43d	1	0.22mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	24d	1	0.27mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$4,659	$3.58	1d	2	0.29mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,581	$9.15	1d	15	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	24d	1	0.30mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	43d	1	0.34mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	5d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,104	$8.76	1d	10	0.35mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	43d	1	0.36mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	43d	2	0.38mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	43d	1	0.40mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,339	$9.23	1d	10	0.41mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	43d	1	0.41mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	5d	1	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,137	$6.41	1d	5	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,299	$7.38	2d	34	0.43mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,730	$6.20	2d	1	0.44mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	18d	1	0.44mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	24d	2	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$4,295	$7.01	21d	1	0.46mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	20d	1	0.47mi
1028 Market St San Francisco, CA	2.0	1.0	526	$5,121	$9.73	1d	6	0.48mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	1d	5	0.50mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,800	$8.08	1d	4	0.50mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	7d	1	0.51mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,397	$7.21	3d	9	0.51mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	2d	2	0.52mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,968	$7.02	1d	4	0.53mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$6,624	$10.25	2d	10	0.53mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	1d	2	0.53mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	2d	1	0.56mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,759	$7.74	1d	3	0.58mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,890	$5.61	2d	1	0.59mi
1 Hawthorne St Unit 8G San Francisco, CA	1.0	1.0	846	$4,200	$4.96	18d	1	0.60mi

HOA detail condo

• Monthly dues: $589 · $7,068/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $449,000 Active 13 DOM
2. 2026-06-17
   days on market $449,000 Active 12 DOM
3. 2026-06-16
   days on market $449,000 Active 11 DOM
4. 2026-06-15
   days on market $449,000 Active 10 DOM
5. 2026-06-13
   days on market $449,000 Active 8 DOM
6. 2026-06-13
   days on market $449,000 Active 7 DOM
7. 2026-06-09
   days on market $449,000 Active 4 DOM
8. 2026-06-08
   days on market $449,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $449,000 Active 2 DOM

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $58,198
• − Mortgage interest: −$25,151
• − Property taxes: −$6,735
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,656
• − Management: −$4,656
• − HOA: −$7,068
• − Depreciation: −$13,062
• Taxable loss: −$5,375
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $2,963/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 · 9 photos

Excellent 95/100 None rehab

This modern, move-in-ready condo in San Francisco offers a prime location with excellent condition and minimal maintenance needs. Potential buyers and renters can expect a high return on investment with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.
• Both Upgrading the kitchen appliances — Modern, high-end appliances can significantly boost the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can significantly boost the home's value and appeal to potential buyers or renters. ↑

ⓘ 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): 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

1 event — show timeline

• 2026-06-05 Listed $449,000 San Francisco MLS