1400 Mission St #709 · San Francisco, CA 94103

$388,000

1 bd · 1.0 ba · 420 sqft · Condo public records · 271 Days on market

Built 2015 $924/sqft · 54% above area Est $393k · at est. $569/mo HOA · 21% of rent ↓ 5% since listing

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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 +8.1/15.0
• Appreciation +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Cash flow +4.5/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100; 2 people = $124,700; 3 people = $140,250; 4 people = $155,850; 5 people = $168,300. Must be 1st-time homebuyer & income eligible. Exceptions may be granted due to Buyers Temporary Eligibility Waivers being applicable. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal https://housing. sfgov. org) starting on the application date of 09/22/2025. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on 10/13/25 at 5:00pm. Permitted street parking with City issued sticker. Secure parking available for rent. Well designed, light-filled, 1 bedroom 1 bath BMR condo with plenty of space. Minutes walk from the Bart and convenient access to SFO, OAK and all the Bay Area has to offer. This secured building offers a full time lobby attendant, 2 open green spaces, and a locked bike room. This is a Fair Housing Opportunity

Key facts

• Light filled
• Open green spaces
• Secured building

Tags

• LIGHT FILLED
• SECURED BUILDING
• FULL TIME LOBBY ATTENDANT
• OPEN GREEN SPACES
• LOCKED BIKE ROOM
• CONVENIENT ACCESS TO SFO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $388k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (45.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (30.0% below list).
• Recommended offer: $210k (45.8% below list) — sets the bar for cash-flow.
• Cap rate 3.2% 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 (+15.5%/yr); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $19k appreciation (5.0% 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $210,277 (45.8% 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 271 days. Have you received any prior offers? Is the seller open to a 46% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.70% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.11%
• DSCR: 0.51
• GRM: 11.9

CMA / ARV

• ARV (median comp): $393,124
• List price: $388,000
• Delta: -1.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.36×
• Total profit: $39,211
• Equity at exit: $218,991

10-year hold

• IRR: 9.8%
• Equity multiple: 2.93×
• Total profit: $209,487
• Equity at exit: $377,220

Cash invested: $108,640 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 108
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,717 high
• Mortgage (P&I): −$2,035
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$162
• HOA: −$569
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-1,006

Break-even live

Break-even rent $3,990

Max offer price $210,277

Occupancy floor —

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: $97,000
• Closing costs: $11,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 10th St Unit 09 San Francisco, CA	—	1.0	200	$1,995	$9.97	44d	1	0.01mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	8d	3	0.31mi
45 McCoppin St Unit 11 San Francisco, CA	—	1.0	220	$1,795	$8.16	20d	1	0.38mi
195 7th St #301 San Francisco, CA	—	1.0	290	$1,995	$6.88	24d	1	0.42mi
361 Turk St San Francisco, CA	—	1.0	221	$1,845	$8.35	8d	3	0.51mi
145 Leavenworth St San Francisco, CA	—	1.0	224	$1,770	$7.90	17d	2	0.52mi
1028 Market St San Francisco, CA	2.0	1.0	526	$4,090	$7.77	2d	6	0.54mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	44d	1	0.56mi
57 Taylor St San Francisco, CA	1.0	1.0	214	$1,795	$8.39	20d	1	0.61mi
743 Polk St San Francisco, CA	—	1.0	298	$895	$3.00	15d	1	0.64mi
650 Ellis St San Francisco, CA	2.0	1.0	273	$1,895	$6.94	3d	1	0.67mi
755 Ofarrell St San Francisco, CA	1.0	1.0	402	$3,175	$7.89	13d	3	0.70mi
691 O'Farrell St San Francisco, CA	—	1.0	307	$2,245	$7.31	8d	1	0.71mi
434 Leavenworth St San Francisco, CA	—	1.0	342	$2,070	$6.04	8d	2	0.71mi
641 Ofarrell St San Francisco, CA	—	1.0	302	$1,898	$6.27	8d	1	0.72mi
925 Geary St San Francisco, CA	—	1.0	280	$2,075	$7.40	2d	2	0.76mi
765 Geary St San Francisco, CA	—	1.0	343	$1,695	$4.93	44d	1	0.77mi
565 Page St Unit 9 San Francisco, CA	—	1.0	313	$2,850	$9.11	5d	1	0.78mi
970 Geary St San Francisco, CA	—	1.0	365	$1,948	$5.34	3d	1	0.79mi
685 Geary St San Francisco, CA	—	1.0	242	$2,299	$9.50	3d	1	0.79mi
3178 16th St Unit 1 San Francisco, CA	—	1.0	369	$2,375	$6.44	5d	1	0.81mi
1051 Post St San Francisco, CA	—	1.0	275	$2,095	$7.62	24d	1	0.83mi
1020 Post St San Francisco, CA	—	1.0	290	$1,845	$6.36	24d	2	0.86mi
922 Post St San Francisco, CA	—	1.0	317	$1,895	$5.98	17d	1	0.86mi
737 Post St San Francisco, CA	2.0	1.0–2.0	515	$3,882	$7.53	2d	11	0.86mi
965 Sutter St San Francisco, CA	2.0	1.0–2.0	618	$3,377	$5.46	3d	1	0.90mi
524 Guerrero St San Francisco, CA	—	1.0	321	$2,395	$7.46	11d	1	0.96mi
542 Mason St San Francisco, CA	—	1.0	190	$1,495	$7.87	17d	1	1.00mi
735 Taylor St San Francisco, CA	1.0	1.0	199	$1,845	$9.27	3d	1	1.01mi
947 Bush St San Francisco, CA	1.0	1.0	390	$3,810	$9.76	2d	3	1.01mi
1520 Gough St San Francisco, CA	1.0	1.0	377	$4,595	$12.17	4d	2	1.01mi
1739 Pine St San Francisco, CA	1.0	1.0	358	$4,295	$12.00	15d	1	1.06mi
1499 California St San Francisco, CA	—	1.0	161	$1,770	$10.99	2d	7	1.09mi
690 Bush St San Francisco, CA	—	1.0	190	$1,595	$8.39	24d	1	1.14mi
1155 Leavenworth St Apt 10 San Francisco, CA	—	1.0	375	$3,200	$8.53	44d	1	1.17mi
88 Perry St San Francisco, CA	—	1.0	189	$1,521	$8.05	2d	8	1.17mi
530 Stockton St San Francisco, CA	—	1.0	275	$2,995	$10.89	8d	1	1.20mi
574 3rd St San Francisco, CA	—	1.0	328	$2,325	$7.09	24d	1	1.20mi
574 3rd St San Francisco, CA	—	1.0	328	$2,325	$7.09	22d	1	1.20mi
655 Stockton St San Francisco, CA	—	1.0	354	$3,720	$10.51	2d	2	1.26mi

HOA detail condo

• Monthly dues: $569 · $6,828/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $388,000 Active 271 DOM
2. 2026-06-17
   days on market $388,000 Active 270 DOM
3. 2026-06-16
   days on market $388,000 Active 269 DOM
4. 2026-06-15
   days on market $388,000 Active 268 DOM
5. 2026-06-13
   days on market $388,000 Active 266 DOM
6. 2026-06-13
   days on market $388,000 Active 265 DOM
7. 2026-06-09
   days on market $388,000 Active 262 DOM
8. 2026-06-08
   days on market $388,000 Active 261 DOM
9. 2026-06-07
   days on market $388,000 Active 260 DOM
10. 2026-06-04
    days on market $388,000 Active 257 DOM
11. 2026-06-03
    days on market $388,000 Active 256 DOM
12. 2026-06-02
    days on market $388,000 Active 255 DOM
13. 2026-06-01
    days on market $388,000 Active 254 DOM
14. 2026-05-31
    days on market $388,000 Active 253 DOM
15. 2025-11-07
    price $388,000 1215-char remark

    Show marketing remark (1215 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100; 2 people = $124,700; 3 people = $140,250; 4 people = $155,850; 5 people = $168,300. Must be 1st-time homebuyer & income eligible. Exceptions may be granted due to Buyers Temporary Eligibility Waivers being applicable. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal https://housing. sfgov. org) starting on the application date of 09/22/2025. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on 10/13/25 at 5:00pm. Permitted street parking with City issued sticker. Secure parking available for rent. Well designed, light-filled, 1 bedroom 1 bath BMR condo with plenty of space. Minutes walk from the Bart and convenient access to SFO, OAK and all the Bay Area has to offer. This secured building offers a full time lobby attendant, 2 open green spaces, and a locked bike room. This is a Fair Housing Opportunity

16. 2025-09-20
    listed $407,384 Active 1215-char remark

    Show marketing remark (1215 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100; 2 people = $124,700; 3 people = $140,250; 4 people = $155,850; 5 people = $168,300. Must be 1st-time homebuyer & income eligible. Exceptions may be granted due to Buyers Temporary Eligibility Waivers being applicable. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal https://housing. sfgov. org) starting on the application date of 09/22/2025. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on 10/13/25 at 5:00pm. Permitted street parking with City issued sticker. Secure parking available for rent. Well designed, light-filled, 1 bedroom 1 bath BMR condo with plenty of space. Minutes walk from the Bart and convenient access to SFO, OAK and all the Bay Area has to offer. This secured building offers a full time lobby attendant, 2 open green spaces, and a locked bike room. This is a Fair Housing Opportunity

ⓘ 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $32,604
• − Mortgage interest: −$21,734
• − Property taxes: −$4,645
• − Insurance: −$1,940
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − HOA: −$6,828
• − Depreciation: −$11,287
• Taxable loss: −$19,047
• Est. tax savings @ 24.0%: +$4,571
• After-tax cash flow: $-7,501/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

-4.8% since first listed

2 events — show timeline

• 2025-11-07 Price Changed $388,000 San Francisco MLS
• 2025-09-20 Listed $407,384 San Francisco MLS

Property tax history

+2.9%/yr

Latest (2025): $4,645 · +2.9% YoY. Source: county tax records.