1756 Broadway St · San Francisco, CA 94123

$5,795,000

42 bd · 7.0 ba · 5,822 sqft · MultiFamily public records · 86 Days on market

Built 1904 6,873 sqft lot $995/sqft · 72% above area

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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).

• Appreciation +9.1/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.6/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

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 MLS

Rare opportunity to own an amazing apartment income property from a converted mansion in Pacific Heights - a sought-after rental market neighborhood. 1756 Broadway Street is a rare grand mansion originally built in 1904 and converted into 7-unit apartments in the main building, many decades ago, on a 50' wide city lot, with a detached 2-car side-by-side parking garage at the rear of the property. After the current owners acquired this magnificent property, they substantially improved it and maximized its potential by adding two additional units. A large studio unit with tall ceilings on the garden level, and another unit is the conversion of the existing garage structure into an open-concept one-bedroom detached cottage with in-unit laundry and a private-use garden. A perfect pied--terre for an out-of-city owner or Airbnb, accessed through a separate gated entrance. Additionally, these two buildings have undergone a permitted structural seismic retrofit. .. and more. Closed walk to neighborhood amenities for dining, cafes, and shopping on Union Street, Chestnut Street, Upper Polk Street, and farther to The Presidio and Crissy Field in the Marina. This fully detached original grand mansion's main structure comprises seven individually designed features, a unique layout, and architectural apartment units, two units per floor. The first two floors of units have soaring ceilings, wood floors, multiple decorative fireplaces, and period details. The 2nd-floor and 3rd-floor North-side units have Golden Gate Bridge and Bay views. Updated kitchens and bathrooms in the majority of units in the building. Grand entry lobby with stained-glass windows, soaring ceilings, and a wide staircase with beautiful woodwork. The property sits on a 50-foot-wide lot with a 137.5-foot depth, and amenities include a landscaped common garden and a on-site coin-operated laundry. In addition, the detached cottage at the end of the lot has an exclusive garden entering from a separate gated entrance. Two-car tandem uncovered parking behind the gated entrance.

Key facts

• Detached cottage
• Private use garden
• In unit laundry

Tags

• DETACHED COTTAGE
• IN UNIT LAUNDRY
• PRIVATE USE GARDEN
• SEPARATE GATED ENTRANCE
• LANDSCAPED COMMON GARDEN
• EXCLUSIVE GARDEN

What this means for you Summary

Snapshot

• This is a 7 × 1-bed/1-bath units multifamily listed at $5.79M.

Deal economics

• At list price, monthly cash flow is $-7k ($-83k/yr) — negative. Per door: $-984/mo.
• To cash-flow at today's rent, offer at most $4.58M (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.82M (34.1% below list).
• Recommended offer: $3.82M (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 (+19.2%/yr); 60 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $38,209/mo this rent would consume 210% of the median local household income ($219k/yr) (locally 883% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $514k of equity ($40k loan paydown + $474k appreciation (8.2% 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 ~$823k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($5.45M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $3.80M; list at $5.79M implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,820,900 (34.1% 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 86 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.66% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 12.6

CMA / ARV

• ARV (median comp): $3,368,932
• List price: $5,795,000
• Delta: 72.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.18% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.36×
• Total profit: $2,214,693
• Equity at exit: $4,472,449

10-year hold

• IRR: 18.3%
• Equity multiple: 5.48×
• Total profit: $7,261,323
• Equity at exit: $8,945,203

Cash invested: $1,622,600 (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 94123

• Home prices YoY: 4.0%
• Rents YoY: 19.2%
• Active inventory: 60
• Price-to-rent: 88.5×

Monthly cashflow live

• Estimated rent: $38,209 high
• Mortgage (P&I): −$30,390
• Tax from tax record: −$4,271 /mo · $51,252/yr
• Insurance: −$2,415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,024
• Net cashflow: $-6,890

Break-even live

Break-even rent $46,931

Max offer price $4,577,833

Occupancy floor —

Sensitivity live

Price	-10% $-3,610	-5% $-5,250	+0% $-6,890	+5% $-8,530	+10% $-10,171
Rent	-10% $-9,909	-5% $-8,399	+0% $-6,890	+5% $-5,381	+10% $-3,872
Rate	-1.0pp $-3,972	-0.5pp $-5,416	base $-6,890	+0.5pp $-8,392	+1.0pp $-9,919

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$38,206
Total (7 units)			$38,209

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: $1,448,750
• Closing costs: $173,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $5,795,000 Active 86 DOM
2. 2026-06-18
   days on market $5,795,000 Active 83 DOM
3. 2026-06-17
   days on market $5,795,000 Active 82 DOM
4. 2026-06-16
   days on market $5,795,000 Active 81 DOM
5. 2026-06-15
   days on market $5,795,000 Active 80 DOM
6. 2026-06-13
   days on market $5,795,000 Active 78 DOM
7. 2026-06-13
   days on market $5,795,000 Active 77 DOM
8. 2026-06-09
   days on market $5,795,000 Active 74 DOM
9. 2026-06-08
   days on market $5,795,000 Active 73 DOM
10. 2026-06-07
    days on market $5,795,000 Active 72 DOM
11. 2026-06-04
    days on market $5,795,000 Active 69 DOM
12. 2026-06-03
    days on market $5,795,000 Active 68 DOM
13. 2026-06-02
    days on market $5,795,000 Active 67 DOM
14. 2026-06-01
    days on market $5,795,000 Active 66 DOM
15. 2026-05-31
    days on market $5,795,000 Active 65 DOM
16. 2026-03-27
    listed $5,795,000 Active 2062-char remark

    Show marketing remark (2062 chars)

    Rare opportunity to own an amazing apartment income property from a converted mansion in Pacific Heights - a sought-after rental market neighborhood. 1756 Broadway Street is a rare grand mansion originally built in 1904 and converted into 7-unit apartments in the main building, many decades ago, on a 50' wide city lot, with a detached 2-car side-by-side parking garage at the rear of the property. After the current owners acquired this magnificent property, they substantially improved it and maximized its potential by adding two additional units. A large studio unit with tall ceilings on the garden level, and another unit is the conversion of the existing garage structure into an open-concept one-bedroom detached cottage with in-unit laundry and a private-use garden. A perfect pied--terre for an out-of-city owner or Airbnb, accessed through a separate gated entrance. Additionally, these two buildings have undergone a permitted structural seismic retrofit. .. and more. Closed walk to neighborhood amenities for dining, cafes, and shopping on Union Street, Chestnut Street, Upper Polk Street, and farther to The Presidio and Crissy Field in the Marina. This fully detached original grand mansion's main structure comprises seven individually designed features, a unique layout, and architectural apartment units, two units per floor. The first two floors of units have soaring ceilings, wood floors, multiple decorative fireplaces, and period details. The 2nd-floor and 3rd-floor North-side units have Golden Gate Bridge and Bay views. Updated kitchens and bathrooms in the majority of units in the building. Grand entry lobby with stained-glass windows, soaring ceilings, and a wide staircase with beautiful woodwork. The property sits on a 50-foot-wide lot with a 137.5-foot depth, and amenities include a landscaped common garden and a on-site coin-operated laundry. In addition, the detached cottage at the end of the lot has an exclusive garden entering from a separate gated entrance. Two-car tandem uncovered parking behind the gated entrance.

17. 2021-07-26
    soldstatus $3,800,000 Closed 559-char remark

    Show marketing remark (559 chars)

    This is a pride of ownership apartment building which was converted from a formal grand mansion many years ago. The units have gracious ceiling height, hardwood floors and amazing period detailing throughout. The first floor is currently occupied by the owner (2 units) and it will be delivered vacant. Top floor 1-bedroom could also be delivered vacant which has Golden Gate Bridge views. The lower level has a garden unit as well as the potential to add an ADU. This is an extra wide lot and the property has a nice grassy rear yard and a garage for 2 cars.

18. 2021-07-26
    soldstatus $3,800,000

    Show marketing remark (559 chars)

    This is a pride of ownership apartment building which was converted from a formal grand mansion many years ago. The units have gracious ceiling height, hardwood floors and amazing period detailing throughout. The first floor is currently occupied by the owner (2 units) and it will be delivered vacant. Top floor 1-bedroom could also be delivered vacant which has Golden Gate Bridge views. The lower level has a garden unit as well as the potential to add an ADU. This is an extra wide lot and the property has a nice grassy rear yard and a garage for 2 cars.

19. 2021-06-25
    status Pending 559-char remark

    Show marketing remark (559 chars)

    This is a pride of ownership apartment building which was converted from a formal grand mansion many years ago. The units have gracious ceiling height, hardwood floors and amazing period detailing throughout. The first floor is currently occupied by the owner (2 units) and it will be delivered vacant. Top floor 1-bedroom could also be delivered vacant which has Golden Gate Bridge views. The lower level has a garden unit as well as the potential to add an ADU. This is an extra wide lot and the property has a nice grassy rear yard and a garage for 2 cars.

20. 2021-06-17
    listed $3,800,000 Active 559-char remark

    Show marketing remark (559 chars)

    This is a pride of ownership apartment building which was converted from a formal grand mansion many years ago. The units have gracious ceiling height, hardwood floors and amazing period detailing throughout. The first floor is currently occupied by the owner (2 units) and it will be delivered vacant. Top floor 1-bedroom could also be delivered vacant which has Golden Gate Bridge views. The lower level has a garden unit as well as the potential to add an ADU. This is an extra wide lot and the property has a nice grassy rear yard and a garage for 2 cars.

21. 2016-08-12
    soldstatus $3,900,000 Closed
22. 2016-08-12
    soldstatus $3,900,000
23. 2016-06-10
    status Contingent - Show
24. 2016-05-11
    listed $3,500,000 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: $51,252 · $4,271/mo
• Projected year-2 tax: $51,252 · $4,271/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $458,508
• − Mortgage interest: −$324,610
• − Property taxes: −$51,252
• − Insurance: −$28,975
• − Repairs & maintenance: −$36,681
• − Management: −$36,681
• − Depreciation: −$168,582
• Taxable loss: −$188,272
• Est. tax savings @ 24.0%: +$45,185
• After-tax cash flow: $-37,496/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): 24,054
• Household income: $218,603
• Rent vs Own: 69.6% rent · 30.4% own
• Severe rent burden: 883.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 11% Two or more races 11% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 3% Salvadoran 1%
• Common ancestry: Scotch-Irish 4% Italian 4% Lithuanian 3%
• Foreign-born: 17% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Chinese 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: ▲ 8.18%
• Current HPI: 212.9289
• Rent YoY: ▲ 19.17%
• 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

+65.6% since first listed

9 events — show timeline

• 2026-03-27 Listed $5,795,000 San Francisco MLS
• 2021-07-26 Sold (Public Records) $3,800,000 Public Records
• 2021-07-26 Sold (MLS) $3,800,000 San Francisco MLS
• 2021-06-25 Pending — San Francisco MLS
• 2021-06-17 Listed $3,800,000 San Francisco MLS
• 2016-08-12 Sold (Public Records) $3,900,000 Public Records
• 2016-08-12 Sold (MLS) $3,900,000 San Francisco MLS
• 2016-06-10 Pending — San Francisco MLS
• 2016-05-11 Listed $3,500,000 San Francisco MLS

Property tax history

+15.8%/yr

Latest (2025): $51,252 · +7.4% YoY. Source: county tax records.