614 Monterey Blvd · San Francisco, CA 94127

$1,395,000

24 bd · 4.0 ba · 3,222 sqft · MultiFamily public records · 40 Days on market

Built 1963 2,495 sqft lot $433/sqft · 11% below area Est $1572k · 11% under

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Why this score? — see what drove the B 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 +27.9/30.0
• ARV discount +12.6/15.0
• DSCR +9.9/10.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 4 units. 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

Well-maintained 4-unit investment property featuring two 2-bedroom, 1-bath units and two 1-bedroom, 1-bath units. Building includes 4-car parking and on-site washer and dryer facilities for tenant convenience. Ideally located near shopping, public transportation, and provides easy access to Highways 280 and 101. A great opportunity offering strong rental appeal in a prime commuter-friendly location.

Key facts

• Near shopping
• 4 car parking
• 2,495 sq ft lot

Tags

• 4 UNIT INVESTMENT PROPERTY
• ON SITE WASHER AND DRYER
• 4 CAR PARKING
• NEAR SHOPPING
• PUBLIC TRANSPORTATION
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• Financial info: Four total rental units (all currently leased); Unit mix: two 2-bedroom units and two 1-bedroom units; Units are not furnished
• HOA & community: No association fee

Exterior

• Parking: Attached covered parking with inside entrance; Four covered/total parking spaces; Attached garage
• Security: Security gate
• Utilities: Common area meter for utilities; Electric with separate meters; Public water; Public sewer
• Home design: Residential income property (quadruplex); Traditional-style design; Two levels; Original condition; Built in 1963
• Construction: Stucco exterior
• Exterior features: Sidewalk along the lot; Security gate

Interior

• Bedrooms: Six total bedrooms across units (two 2-bed units and two 1-bed units)
• Bathrooms: Four full bathrooms
• Interior features: Formal entry; Coin-operated laundry in a common area; Accessible parking
• Laundry & utility: Coin-operated laundry located in a common area

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $1.40M.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.40M).
• Recommended offer: $1.35M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• 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: 61 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $15,804/mo this rent would consume 89% of the median local household income ($214k/yr) (locally 226% 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 $10k of loan paydown is wiped out by about $42k 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 + 3.0% rent growth), your $391k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($1.35M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,353,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.16%
• DSCR: 1.59
• GRM: 7.4

CMA / ARV

• ARV (median comp): $1,571,638
• List price: $1,395,000
• Delta: -11.24%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $46,084
• Equity at exit: $207,999

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $388,754
• Equity at exit: $120,614

Cash invested: $390,600 (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 94127

• Active inventory: 61
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $15,804 high
• Mortgage (P&I): −$7,316
• Tax from tax record: −$305 /mo · $3,666/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,319
• Net cashflow: $4,283

Break-even live

Break-even rent $10,383

Max offer price $1,395,000

Occupancy floor 68%

Sensitivity live

Price	-10% $5,073	-5% $4,678	+0% $4,283	+5% $3,888	+10% $3,493
Rent	-10% $3,034	-5% $3,659	+0% $4,283	+5% $4,907	+10% $5,531
Rate	-1.0pp $4,985	-0.5pp $4,638	base $4,283	+0.5pp $3,921	+1.0pp $3,554

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,188
▸ 2× units	1	1	$7,616
Total (4 units)			$15,804

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $1,395,000 Active 40 DOM
2. 2026-06-18
   days on market $1,395,000 Active 37 DOM
3. 2026-06-17
   days on market $1,395,000 Active 36 DOM
4. 2026-06-16
   days on market $1,395,000 Active 35 DOM
5. 2026-06-15
   days on market $1,395,000 Active 34 DOM
6. 2026-06-13
   days on market $1,395,000 Active 32 DOM
7. 2026-06-13
   days on market $1,395,000 Active 31 DOM
8. 2026-06-09
   days on market $1,395,000 Active 28 DOM
9. 2026-06-08
   days on market $1,395,000 Active 27 DOM
10. 2026-06-07
    days on market $1,395,000 Active 26 DOM
11. 2026-06-04
    days on market $1,395,000 Active 23 DOM
12. 2026-06-03
    days on market $1,395,000 Active 22 DOM
13. 2026-06-02
    days on market $1,395,000 Active 21 DOM
14. 2026-06-01
    days on market $1,395,000 Active 20 DOM
15. 2026-05-31
    days on market $1,395,000 Active 19 DOM
16. 2026-05-12
    listed $1,395,000 Active 402-char remark

ⓘ 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: $3,666 · $305/mo
• Projected year-2 tax: $10,602 · $884/mo
• Expected delta: +$6,936/yr (+$578/mo · 189.2%)

ⓘ 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 1/10 Low 7 d/yr ≥77°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: $189,648
• − Mortgage interest: −$78,142
• − Property taxes: −$3,666
• − Insurance: −$6,975
• − Repairs & maintenance: −$15,172
• − Management: −$15,172
• − Depreciation: −$40,582
• Taxable income: $29,940
• Est. tax owed @ 24.0%: −$7,186
• After-tax cash flow: $44,209/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): 20,288
• Household income: $214,167
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 226.0

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 0.68)
• Race & ethnicity: White 47% Asian 28% Two or more races 14% Hispanic / Latino 11% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 25% · China, Canada, Vietnam
• Languages at home: 69% English-only · Chinese 13% Spanish 6% 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: ▼ -1021.28%
• Current HPI: 264.8102
• Rent YoY: —
• 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

• 2026-05-12 Listed $1,395,000 San Francisco MLS

Property tax history

+2.9%/yr

Latest (2025): $3,666 · +3.4% YoY. Source: county tax records.