211 Steiner St · San Francisco, CA 94117

$213,000

None bd · None ba · 1,400 sqft · Condo · 97 Days on market

Good condition $152/sqft · 78% below area

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Listing remarks

Business For Sale – Turnkey Salon in Prime Location This well-established and vibrant salon offers a rare turnkey opportunity for entrepreneurs and beauty professionals alike. Time-honored and highly regarded in the community, this business is ideally positioned for someone ready to continue its success or introduce a fresh new concept. Services offered include, but are not limited to: Nails Waxing Massage Skin treatments The salon has been expertly managed and benefits from affordable lease terms, making it an excellent opportunity for both experienced operators and first-time owners. With a strong foundation already in place, the business presents significant potential for growth an

What this means for you Summary

Snapshot

• This is a condo listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $213k).
• Recommended offer: $194k (9.0% below list) — sets the bar for market timing.
• Cap rate 23.2% 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.
• 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 (+18.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 45% of the median local income ($167k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (9.3% 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 (9.3% appreciation + 8.0% rent growth), your $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 2.93% ✓
• Cap rate: 23.23%
• Cash-on-cash: 60.49%
• DSCR: 3.69
• GRM: 2.8

CMA / ARV

• ARV (median comp): $968,888
• List price: $213,000
• Delta: -78.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 76.5%
• Equity multiple: 6.54×
• Total profit: $330,366
• Equity at exit: $180,688

10-year hold

• IRR: 73.1%
• Equity multiple: 16.13×
• Total profit: $902,514
• Equity at exit: $378,328

Cash invested: $59,640 (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 94117

• Home prices YoY: 4.2%
• Rents YoY: 18.2%
• Active inventory: 74
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $6,250 high
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA est. from 2 same-building comps: −$459
• Vacancy / Maint / Mgmt: −$1,312
• Net cashflow: $3,006

Break-even live

Break-even rent $2,444

Max offer price $213,000

Occupancy floor 47%

Sensitivity live

Price	-10% $3,154	-5% $3,080	+0% $3,006	+5% $2,933	+10% $2,859
Rent	-10% $2,513	-5% $2,760	+0% $3,006	+5% $3,253	+10% $3,500
Rate	-1.0pp $3,114	-0.5pp $3,061	base $3,006	+0.5pp $2,951	+1.0pp $2,895

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	25d	1	0.16mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	0.30mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	9d	1	0.31mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	45d	1	0.35mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.41mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	23d	1	0.48mi
25 Baker St Unit STREET1 San Francisco, CA	3.0	2.0	1300	$6,500	$5.00	6d	1	0.49mi
25 Baker St San Francisco, CA	3.0	2.0	1300	$6,500	$5.00	4d	1	0.49mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,563	$9.33	0d	1	0.50mi
1543 McAllister St #3 San Francisco, CA	1.0	1.0	1016	$4,200	$4.13	0d	1	0.55mi
1306 Page St San Francisco, CA	3.0	2.0	1500	$11,995	$8.00	45d	1	0.58mi
1460 Golden Gate Ave Unit 10 San Francisco, CA	2.0	1.0	900	$5,395	$5.99	45d	1	0.60mi
258 Dorland St Unit 7 San Francisco, CA	2.0	2.0	1500	$5,500	$3.67	45d	1	0.61mi
4058 17th St #4062 San Francisco, CA	2.0	2.0	1300	$5,895	$4.53	20d	1	0.63mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	21d	1	0.64mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	45d	1	0.65mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,373	$8.29	0d	26	0.65mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	931	$6,066	$6.52	0d	6	0.70mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	26d	1	0.72mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$10,000	$11.44	0d	15	0.72mi
140 S Van Ness Ave #1679 San Francisco, CA	2.0	2.0	1250	$5,760	$4.61	0d	1	0.74mi
724 Central Ave San Francisco, CA	2.0	1.0	1307	$5,795	$4.43	15d	1	0.79mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	865	$7,990	$9.24	0d	2	0.80mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$7,483	$9.98	0d	18	0.81mi
826 Central Ave San Francisco, CA	3.0	1.0	1100	$4,989	$4.54	45d	1	0.83mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$2,280	$3.35	45d	1	0.85mi
2001 McAllister St San Francisco, CA	1.0–2.0	1.0–2.0	815	$5,500	$6.74	23d	1	0.86mi
1436 Waller St Unit 1436 San Francisco, CA	3.0	2.0	1800	$6,890	$3.83	45d	1	0.86mi
170 Eureka St San Francisco, CA	2.0	1.5	1200	$8,995	$7.50	5d	1	0.86mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$8,790	$9.56	0d	26	0.87mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	26d	1	0.89mi
1927-1929 Grove St Unit 1927-A San Francisco, CA	1.0	1.0	885	$3,995	$4.51	45d	1	0.92mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	4d	1	0.95mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	9d	1	0.97mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	21d	1	0.98mi
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	7d	1	0.98mi
30 Washburn St San Francisco, CA	2.0	2.0	1576	$5,995	$3.80	26d	1	1.00mi
30 Washburn St Unit 3 San Francisco, CA	2.0	2.0	1576	$5,995	$3.80	9d	1	1.00mi
55 9th St San Francisco, CA	2.0	1.0–2.0	833	$5,625	$6.75	0d	1	1.00mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$6,219	$8.88	0d	12	1.00mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-21
   days on market $213,000 Coming Soon 97 DOM
2. 2026-06-18
   days on market $213,000 Coming Soon 94 DOM
3. 2026-06-17
   days on market $213,000 Coming Soon 93 DOM
4. 2026-06-16
   days on market $213,000 Coming Soon 92 DOM
5. 2026-06-15
   days on market $213,000 Coming Soon 91 DOM
6. 2026-06-13
   days on market $213,000 Coming Soon 89 DOM
7. 2026-06-13
   days on market $213,000 Coming Soon 88 DOM
8. 2026-06-09
   days on market $213,000 Coming Soon 85 DOM
9. 2026-06-08
   days on market $213,000 Coming Soon 84 DOM
10. 2026-06-07
    days on market $213,000 Coming Soon 83 DOM
11. 2026-06-04
    days on market $213,000 Coming Soon 80 DOM
12. 2026-06-03
    days on market $213,000 Coming Soon 79 DOM
13. 2026-06-02
    days on market $213,000 Coming Soon 78 DOM
14. 2026-06-01
    days on market $213,000 Coming Soon 77 DOM
15. 2026-05-31
    days on market $213,000 Coming Soon 76 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $74,999
• − Mortgage interest: −$11,931
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$6,000
• − Management: −$6,000
• − HOA: −$5,508
• − Depreciation: −$6,196
• Taxable income: $35,104
• Est. tax owed @ 24.0%: −$8,425
• After-tax cash flow: $27,653/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 · 12 photos

Good 80/100 Cosmetic rehab

This property is in good condition with minimal repairs needed. It offers a turnkey opportunity for entrepreneurs and beauty professionals, with significant potential for growth and value appreciation.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance the curb appeal and make the property more attractive to potential buyers.
• Resale Clean windows — Clean windows can improve the overall appearance and make the property more attractive to potential buyers.
• Rental Update flooring — Fresh flooring can make the property more appealing to renters and improve the overall rental experience.
• Both Upgrade lighting — Upgrading lighting can improve the ambiance and make the property more attractive to both buyers and renters.
• Both Add landscaping — Adding landscaping can improve the curb appeal and make the property more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Resale Clean windows — Clean windows can improve the overall appearance and make the property more attractive to potential buyers. ↑
• Rental Update flooring — Fresh flooring can make the property more appealing to renters and improve the overall rental experience. ↑
• Both Upgrade lighting — Upgrading lighting can improve the ambiance and make the property more attractive to both buyers and renters. ↑
• Both Add landscaping — Adding landscaping can improve the curb appeal and make the property more attractive to both buyers and 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): 36,198
• Household income: $167,066
• Rent vs Own: 71.2% rent · 28.8% own
• Severe rent burden: 1811.0

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 0.55)
• Race & ethnicity: White 65% Asian 14% Two or more races 10% Hispanic / Latino 9% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Lithuanian 5% Romanian 3%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 5% Chinese 4% French/Haitian/Cajun 4%

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: ▲ 9.27%
• Current HPI: 228.7304
• Rent YoY: ▲ 18.24%
• 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