1255-1257 7th Ave · San Francisco, CA 94122

$1,850,000

5 bd · 3.0 ba · 3,700 sqft · MultiFamily public records · 17 Days on market

Built 1913 2,996 sqft lot Est $2109k · 12% under

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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 +20.0/30.0
• ARV discount +13.0/15.0
• DSCR +6.3/10.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

1255-1257 7th Avenue is a Craftsman-style three-unit building well-suited as an investment or owner-user purchase in the Inner Sunset. The property consists of two full-floor 2-bedroom flats and a top-floor 1-bedroom unit. The flats share a nearly identical layout and an abundance of Craftsman character inlaid hardwood floors, two fireplaces (one decorative), built-in cabinetry, French doors separating rooms, and beautiful woodwork that gives each unit a warm and welcoming feel. The middle and top flats are approximately 1,317 and 1,375 square feet, respectively. All units enjoy high ceilings and generous natural light. The middle flat, 1257, will be delivered vacant an ideal opportunity

Key facts

• French doors
• High ceilings
• Craftsman style

Tags

• CRAFTSMAN STYLE
• INLAID HARDWOOD FLOORS
• BUILT IN CABINETRY
• FRENCH DOORS
• HIGH CEILINGS
• GENEROUS NATURAL LIGHT

Property features AI

Finance

• Other: Living/building area reported as 3,700 square feet; Lot area reported (approximately 2,997 sq ft)
• Financial info: Triplex with three units total: two leased and one vacant
• HOA & community: No association fee

Exterior

• Parking: Garage parking with three garage spaces; Additional off-street parking (tandem configuration) totaling four parking spaces
• Utilities: Separate gas meters; Separate electric meters
• Home design: Residential income property configured as a triplex; Single building
• Construction: Built in 1913
• Exterior features: No notable lot features listed

Interior

• Bedrooms: Five total bedrooms across units (includes two 2-bedroom units and one 1-bedroom unit)
• Bathrooms: Three full bathrooms total
• Interior features: In-unit laundry
• Laundry & utility: Laundry located in each unit (in-unit)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.66M (10.3% below list).
• Recommended offer: $1.66M (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 (+9.7%/yr); 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $16,595/mo this rent would consume 136% of the median local household income ($146k/yr) (locally 2227% 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 $13k of loan paydown is wiped out by about $56k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $518k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($1.82M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,659,500 (10.3% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $2,109,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1229-1231 2nd Ave	0.30mi	5/3.0	3,732 (+1%)	19mo	$2,005,000	$537	69
1228-1232 12th Ave	0.26mi	6/3.0 (+1)	4,002 (+8%)	2mo	$1,250,000	$312	67
512 Judah St	0.24mi	5/3.0	3,250 (-12%)	8mo	$1,700,000	$523	62
1231-1233 4th Ave	0.18mi	6/3.0 (+1)	3,200 (-14%)	4mo	$2,865,000	$895	61
1527-1529 10th Ave	0.39mi	4/3.0 (-1)	3,370 (-9%)	3mo	$2,138,000	$634	60
1215-1217 3rd Ave	0.24mi	4/4.0 (-1)	3,260 (-12%)	4mo	$1,900,000	$583	57
1523-1525 10th Ave	0.38mi	6/4.0 (+1)	3,370 (-9%)	6mo	$2,175,000	$645	53
238-242 Alma St	0.72mi	5/—	3,425 (-7%)	3mo	$3,800,000	$1,109	52
751-753 8th Ave	0.66mi	5/3.0	3,330 (-10%)	11mo	$1,520,000	$456	44
743-745 9th Ave	0.67mi	5/3.0	3,935 (+6%)	17mo	$2,055,000	$522	44
265 Rivoli St	0.72mi	4/4.0 (-1)	3,400 (-8%)	8mo	$1,937,813	$570	37
1330 17th Ave	0.57mi	6/4.0 (+1)	4,032 (+9%)	18mo	$1,540,500	$382	35

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-69,598
• Equity at exit: $275,841

10-year hold

• IRR: 10.7%
• Equity multiple: 2.00×
• Total profit: $519,433
• Equity at exit: $159,954

Cash invested: $518,000 (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 94122

• Rents YoY: 9.7%
• Active inventory: 63
• Price-to-rent: 36.8×

Monthly cashflow live

• Estimated rent: $16,595 high
• Mortgage (P&I): −$9,702
• Tax from tax record: −$386 /mo · $4,631/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,485
• Net cashflow: $2,252

Break-even live

Break-even rent $13,745

Max offer price $1,850,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$12,561
1× unit	1	1	$4,033
Total (4 units)			$16,595

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Corbett Ave San Francisco, CA	4.0	4.0	2500	$10,500	$4.20	44d	1	1.31mi

Listing history 4 events

1. 2026-06-02
   status $1,850,000 Pending 17 DOM
2. 2026-06-01
   days on market $1,850,000 Active 17 DOM
3. 2026-05-31
   days on market $1,850,000 Active 16 DOM
4. 2026-05-15
   listed $1,850,000 Active

ⓘ 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: $4,631 · $386/mo
• Projected year-2 tax: $14,060 · $1,172/mo
• Expected delta: +$9,429/yr (+$786/mo · 203.6%)

ⓘ 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 7 d/yr ≥76°F today · 16 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: $199,140
• − Mortgage interest: −$103,629
• − Property taxes: −$4,631
• − Insurance: −$9,250
• − Repairs & maintenance: −$15,931
• − Management: −$15,931
• − Depreciation: −$53,818
• Taxable loss: −$4,050
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $27,993/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): 55,819
• Household income: $146,250
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 2227.0

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 0.66)
• Race & ethnicity: Asian 44% White 36% Hispanic / Latino 11% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 54% English-only · Chinese 26% Spanish 7% Other Indo-European 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: ▼ -946.32%
• Current HPI: 314.9762
• Rent YoY: ▲ 9.73%
• 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

• 2026-05-15 Listed $1,850,000 San Francisco MLS

Property tax history

+2.8%/yr

Latest (2025): $4,631 · +3.1% YoY. Source: county tax records.