1560 Cortland Ave · San Francisco, CA 94110

$1,150,000

3 bd · 3.0 ba · 2,110 sqft · MultiFamily public records · 7 Days on market

Built 1968 2,134 sqft lot Est $1357k · 15% 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 +21.3/30.0
• ARV discount +14.4/15.0
• DSCR +6.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

1560-1564 Cortland Avenue presents a rare opportunity to acquire a well-located three (3) unit apartment building in the heart of Bernal Heights, one of San Francisco's most desirable residential neighborhoods. Situated along the vibrant Cortland Avenue corridor, the property benefits from immediate access to neighborhood cafs, restaurants, boutique retail, public transportation, and convenient commuter routes throughout San Francisco and the Peninsula. The property consists of three (3) large - 1 BD / 1 BA units and two (2) on-site parking spaces. One unit is currently vacant and remodeled, offering immediate upside for an owner-user or investor seeking strong rental income potential. Unit

Key facts

• Updated finishes
• Modernized kitchens
• 2,134 sq ft lot

Tags

• THREE UNIT APARTMENT BUILDING
• UPDATED FINISHES
• MODERNIZED KITCHENS
• SKYLIGHTS IN SELECT UNITS
• GENEROUS CLOSET SPACE
• VACANT REMODELED UNIT

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Covered garage parking; Two parking spaces total; Has garage
• Home design: Residential income property (Triplex); Built in 1968
• Construction: 1968 construction
• Exterior features: Sidewalk on lot

Interior

• Bedrooms: Three 1-bedroom units (each described as 1 bed, 1 bath)
• Bathrooms: Each unit has 1 full bathroom (three full bathrooms total)
• Interior features: Triplex with three separate apartment units; Two units currently leased, one unit vacant

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/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 $1.11M (3.6% below list).
• Recommended offer: $1.11M (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 (+14.5%/yr); 161 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $11,086/mo this rent would consume 84% of the median local household income ($158k/yr) (locally 2732% 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 $8k of loan paydown is wiped out by about $34k 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 $322k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 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 $1,108,600 (3.6% below list)

Questions for the listing agent

1. Built in 1968 — 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: 0.96% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $1,356,730
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 Hampshire St	0.61mi	4/3.0 (+1)	2,217 (+5%)	0mo	$1,550,000	$699	58
3265 Cesar Chavez St	0.68mi	3/2.0	2,408 (+14%)	11mo	$717,000	$298	31
63 Winfield St	0.56mi	4/2.0 (+1)	2,300 (+9%)	23mo	$1,480,000	$643	31
212-216 Girard St	0.73mi	4/3.0 (+1)	2,422 (+15%)	21mo	$800,000	$330	19

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-21,528
• Equity at exit: $171,469

10-year hold

• IRR: 12.4%
• Equity multiple: 2.19×
• Total profit: $383,693
• Equity at exit: $99,431

Cash invested: $322,000 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 25.9×

Monthly cashflow live

• Estimated rent: $11,086 high
• Mortgage (P&I): −$6,031
• Tax from tax record: −$574 /mo · $6,892/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,328
• Net cashflow: $1,674

Break-even live

Break-even rent $8,967

Max offer price $1,150,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$11,085
Total (3 units)			$11,086

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
454 Holladay Ave San Francisco, CA	4.0	2.0	1500	$8,500	$5.67	18d	1	0.19mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	24d	1	0.63mi
290 Holyoke St San Francisco, CA	3.0	2.0	1652	$6,250	$3.78	5d	1	0.85mi
2724-2726 San Bruno Ave San Francisco, CA	3.0	2.0	1500	$4,100	$2.73	44d	1	0.93mi
2726 San Bruno Ave Unit 2724 San Francisco, CA	3.0	2.0	1500	$4,100	$2.73	44d	1	0.93mi
66 Bayview St San Francisco, CA	3.0	1.0	1440	$4,995	$3.47	18d	1	0.98mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	24d	1	1.01mi
1428 Silliman St San Francisco, CA	2.0	1.0	1800	$3,500	$1.94	44d	1	1.02mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	24d	1	1.24mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	1.26mi
5800 3rd St #1119 San Francisco, CA	3.0	3.0	1570	$4,800	$3.06	3d	1	1.27mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	2d	1	1.30mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	18d	1	1.42mi
66 Mill St San Francisco, CA	3.0	2.0	2150	$5,295	$2.46	44d	1	1.47mi
1059 Noe St San Francisco, CA	3.0	2.5	2545	$14,000	$5.50	44d	1	1.50mi

Listing history 3 events

1. 2026-06-01
   days on market $1,150,000 Active 7 DOM
2. 2026-05-31
   days on market $1,150,000 Active 6 DOM
3. 2026-05-25
   listed $1,150,000 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: $6,892 · $574/mo
• Projected year-2 tax: $8,740 · $728/mo
• Expected delta: +$1,848/yr (+$154/mo · 26.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥78°F today · 18 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: $133,032
• − Mortgage interest: −$64,418
• − Property taxes: −$6,892
• − Insurance: −$5,750
• − Repairs & maintenance: −$10,643
• − Management: −$10,643
• − Depreciation: −$33,455
• Taxable income: $1,232
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $19,788/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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

• 2026-05-25 Listed $1,150,000 San Francisco MLS

Property tax history

+10.3%/yr

Latest (2025): $6,892 · +4.0% YoY. Source: county tax records.