155 Hyde St · San Francisco, CA 94102

$6,500,000

None bd · None ba · 29,970 sqft · MultiFamily · 135 Days on market

Built 1927 Fair condition 5,157 sqft lot Garage $217/sqft · 27% below area Est $8.916M · 27% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0

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

155 Hyde Street is a prominent corner mixed-use asset in San Francisco's Tenderloin. The property consists of 44 studio apartments and 4 commercial spaces, with a 7-car garage accessed from the Turk Street side. A large 2nd-floor office currently used by ownership will be delivered vacant. Heat is supplied by a steam boiler, and the building is master metered for gas and electricity. The property has been owned and operated by the same family for approximately 30 years. In June 2025, a fire occurred at the main electrical panel. Damage did not extend beyond the service entryway, but with no electricity to the building, all tenants have had to vacate until power is restored.

Key facts

• 5,157 sq ft lot
• 7 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a multifamily listed at $6.50M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $58k ($694k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($130k rent vs $6.50M).
• Recommended offer: $5.72M (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.2% 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 (+10.1%/yr); 106 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $130,114/mo this rent would consume 2584% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $357k of equity ($45k loan paydown + $312k appreciation (4.8% 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 (4.8% appreciation + 8.0% rent growth), your $1.82M cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$572k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($5.72M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $5,720,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.00% ✓
• Cap rate: 16.98%
• Cash-on-cash: 38.16%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $8,916,302
• List price: $6,500,000
• Delta: -27.10%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Polk St	0.17mi	—/—	35,400 (+18%)	20mo	$7,700,000	$218	51
731-749 Polk St	0.22mi	11/—	33,958 (+13%)	25mo	$4,950,000	$146	47
725 Van Ness Ave	0.29mi	5/—	23,520 (-22%)	36mo	$4,600,000	$196	42
1405 Van Ness Ave	0.56mi	43/—	34,744 (+16%)	9mo	$8,250,000	$237	41
77-83 9th St	0.40mi	10/—	22,670 (-24%)	24mo	$6,500,000	$287	36
1501-1519 Polk St	0.66mi	8/—	23,890 (-20%)	11mo	$7,950,000	$333	35
1257 Bush St	0.46mi	1/—	23,666 (-21%)	28mo	$5,900,000	$249	33
1425 Taylor St	0.92mi	24/—	33,720 (+12%)	15mo	$14,300,000	$424	32
1900 Washington St	0.88mi	25/—	25,920 (-14%)	15mo	$11,595,000	$447	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.8% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 50.4%
• Equity multiple: 4.19×
• Total profit: $5,798,462
• Equity at exit: $3,603,621

10-year hold

• IRR: 50.7%
• Equity multiple: 9.81×
• Total profit: $16,033,243
• Equity at exit: $6,154,327

Cash invested: $1,820,000 (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 →

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Median asking: $6,975,000 ($258/sqft)
• Median days on market: 93 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94102

• Home prices YoY: 2.7%
• Rents YoY: 10.1%
• Active inventory: 106
• Price-to-rent: 183.2×

Monthly cashflow live

• Estimated rent: $130,114 high
• Mortgage (P&I): −$34,087
• Tax est. 1.5%: −$8,125 /mo · $97,500/yr
• Insurance: −$2,708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$27,324
• Net cashflow: $57,870

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

Units	Beds	Baths	Est. rent
▸ 44× units	1	1	$130,108
Total (44 units)			$130,114

Break-even live

Break-even rent $56,861

Max offer price $6,500,000

Occupancy floor 51%

Sensitivity live

Price	-10% $62,362	-5% $60,116	+0% $57,870	+5% $55,624	+10% $53,378
Rent	-10% $47,591	-5% $52,731	+0% $57,870	+5% $63,010	+10% $68,149
Rate	-1.0pp $61,143	-0.5pp $59,523	base $57,870	+0.5pp $56,186	+1.0pp $54,472

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: $1,625,000
• Closing costs: $195,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
378 Golden Gate Ave San Francisco, CA	1.0	1.0	—	$2,600	—	139d	1	0.05mi
371 Turk St San Francisco, CA	—	1.0	—	$1,900	—	84d	1	0.06mi
361 Turk St San Francisco, CA	—	1.0	221	$2,120	$9.59	18d	3	0.06mi
277 Golden Gate Ave San Francisco, CA	1.0	1.0	—	$3,100	—	4d	1	0.07mi
277 Golden Gate Ave San Francisco, CA	—	1.0	—	$2,600	—	71d	1	0.07mi
500 Larkin St San Francisco, CA	—	1.0	—	$1,995	—	2d	2	0.08mi
555 Eddy St San Francisco, CA	—	1.0	—	$1,995	—	63d	1	0.09mi
555 Eddy St San Francisco, CA	—	1.0	—	$1,995	—	120d	1	0.09mi
481 Eddy St San Francisco, CA	—	1.0	—	$1,517	—	139d	1	0.09mi
145 Leavenworth St San Francisco, CA	—	1.0	224	$1,970	$8.79	24d	2	0.09mi
555 Larkin St San Francisco, CA	—	1.0	—	$2,016	—	139d	1	0.10mi
308 Turk St Apt 18 San Francisco, CA	—	1.0	300	$1,709	$5.70	7d	1	0.11mi
308 Turk St Apt 20 San Francisco, CA	—	1.0	285	$1,512	$5.31	30d	1	0.11mi
315 Hyde St Unit C1 San Francisco, CA	—	1.0	—	$2,650	—	0d	1	0.13mi
285 Turk St Apt 507 San Francisco, CA	1.0	1.0	462	$1,795	$3.89	139d	1	0.13mi
245 Leavenworth St San Francisco, CA	1.0	1.0	—	$2,195	—	0d	1	0.13mi
333 Hyde St San Francisco, CA	1.0	1.0	—	$2,495	—	115d	1	0.13mi
333 Hyde St San Francisco, CA	—	1.0	—	$2,495	—	100d	1	0.13mi
333 Hyde St San Francisco, CA	—	1.0	—	$1,995	—	7d	1	0.13mi
360 Hyde St San Francisco, CA	—	1.0	415	$1,795	$4.33	139d	1	0.16mi
665 Eddy St San Francisco, CA	—	1.0	—	$1,995	—	140d	1	0.16mi
665 Eddy St San Francisco, CA	—	1.0	—	$2,295	—	103d	1	0.16mi
665 Eddy St San Francisco, CA	—	1.0	—	$2,295	—	34d	1	0.16mi
669 Ellis St San Francisco, CA	—	1.0	—	$1,895	—	139d	1	0.16mi
634 Polk St Unit 601 San Francisco, CA	—	1.0	—	$2,250	—	49d	1	0.17mi
347 Eddy St San Francisco, CA	—	1.0	—	$1,995	—	70d	1	0.18mi
347 Eddy St San Francisco, CA	—	1.0	—	$1,995	—	82d	1	0.18mi
347 Eddy St San Francisco, CA	1.0	1.0	—	$1,995	—	120d	1	0.18mi
723 Ellis St San Francisco, CA	1.0	1.0	—	$3,195	—	43d	1	0.18mi
723 Ellis St San Francisco, CA	—	1.0	—	$2,195	—	49d	1	0.18mi
346 Leavenworth St San Francisco, CA	—	1.0	366	$2,160	$5.90	6d	1	0.19mi
727 Ellis St San Francisco, CA	—	1.0	—	$1,895	—	49d	1	0.20mi
727 Ellis St San Francisco, CA	—	1.0	—	$1,745	—	40d	1	0.20mi
727 Ellis St San Francisco, CA	2.0	1.0	—	$2,995	—	54d	1	0.20mi
430 Hyde St Apt 703 San Francisco, CA	—	1.0	—	$1,895	—	67d	1	0.20mi
440 Hyde St Unit 03 San Francisco, CA	—	1.0	370	$1,795	$4.85	38d	1	0.21mi
455-457 Ellis St Unit 6 San Francisco, CA	1.0	1.0	—	$2,100	—	139d	1	0.21mi
50 Jones St San Francisco, CA	2.0	1.0–2.0	649	$4,666	$7.18	0d	11	0.22mi
457 Ellis St Unit 2 San Francisco, CA	1.0	1.0	—	$1,995	—	139d	1	0.22mi
650 Turk St San Francisco, CA	—	1.0	—	$2,950	—	5d	1	0.22mi

Property features AI

Finance

• Financial info: 48 total units with 7 vacant units1 owner-occupied unit
• HOA & community: No association fee

Exterior

• Parking: Garage with 7 spaces
• Home design: Residential income property (mixed use)Five-or-more unit propertyBuilt in 1927
• Construction: Originally built in 1927
• Exterior features: Corner lotSite covers approximately 5,157 sq ft

Interior

• Bedrooms: Varies by unit (studios and other unit types present)
• Interior features: Mixed-use residential income buildingCorner lot

Listing history 50 events

1. 2026-09-24
   days on market $6,500,000 Active 135 DOM
2. 2026-09-23
   days on market $6,500,000 Active 134 DOM
3. 2026-09-22
   days on market $6,500,000 Active 133 DOM
4. 2026-09-21
   days on market $6,500,000 Active 132 DOM
5. 2026-09-20
   days on market $6,500,000 Active 131 DOM
6. 2026-09-19
   days on market $6,500,000 Active 130 DOM
7. 2026-09-18
   days on market $6,500,000 Active 129 DOM
8. 2026-09-17
   days on market $6,500,000 Active 128 DOM
9. 2026-09-16
   days on market $6,500,000 Active 127 DOM
10. 2026-09-15
    days on market $6,500,000 Active 126 DOM
11. 2026-09-14
    days on market $6,500,000 Active 125 DOM
12. 2026-09-13
    days on market $6,500,000 Active 124 DOM
13. 2026-09-12
    days on market $6,500,000 Active 123 DOM
14. 2026-09-12
    status $6,500,000 Active 122 DOM
15. 2026-09-11
    days on market $6,500,000 Contingent - No Show 122 DOM
16. 2026-09-05
    days on market $6,500,000 Contingent - No Show 116 DOM
17. 2026-09-04
    days on market $6,500,000 Contingent - No Show 115 DOM
18. 2026-09-03
    days on market $6,500,000 Contingent - No Show 114 DOM
19. 2026-08-31
    days on market $6,500,000 Contingent - No Show 111 DOM
20. 2026-08-30
    days on market $6,500,000 Contingent - No Show 110 DOM
21. 2026-08-29
    days on market $6,500,000 Contingent - No Show 109 DOM
22. 2026-08-28
    days on market $6,500,000 Contingent - No Show 108 DOM
23. 2026-08-27
    days on market $6,500,000 Contingent - No Show 107 DOM
24. 2026-08-26
    days on market $6,500,000 Contingent - No Show 106 DOM
25. 2026-08-25
    days on market $6,500,000 Contingent - No Show 105 DOM
26. 2026-08-24
    days on market $6,500,000 Contingent - No Show 104 DOM
27. 2026-08-23
    days on market $6,500,000 Contingent - No Show 103 DOM
28. 2026-08-22
    days on market $6,500,000 Contingent - No Show 102 DOM
29. 2026-08-21
    days on market $6,500,000 Contingent - No Show 101 DOM
30. 2026-08-20
    days on market $6,500,000 Contingent - No Show 100 DOM
31. 2026-08-19
    days on market $6,500,000 Contingent - No Show 99 DOM
32. 2026-08-18
    days on market $6,500,000 Contingent - No Show 98 DOM
33. 2026-08-17
    days on market $6,500,000 Contingent - No Show 97 DOM
34. 2026-08-16
    days on market $6,500,000 Contingent - No Show 96 DOM
35. 2026-08-15
    days on market $6,500,000 Contingent - No Show 95 DOM
36. 2026-08-14
    statusdays on market $6,500,000 Contingent - No Show 94 DOM
37. 2026-08-13
    days on market $6,500,000 Active 93 DOM
38. 2026-08-12
    days on market $6,500,000 Active 92 DOM
39. 2026-08-11
    days on market $6,500,000 Active 91 DOM
40. 2026-08-10
    days on market $6,500,000 Active 90 DOM
41. 2026-08-09
    days on market $6,500,000 Active 89 DOM
42. 2026-08-08
    days on market $6,500,000 Active 88 DOM
43. 2026-08-06
    days on market $6,500,000 Active 86 DOM
44. 2026-08-05
    days on market $6,500,000 Active 85 DOM
45. 2026-08-04
    days on market $6,500,000 Active 84 DOM
46. 2026-08-03
    days on market $6,500,000 Active 83 DOM
47. 2026-07-31
    days on market $6,500,000 Active 80 DOM
48. 2026-07-30
    days on market $6,500,000 Active 79 DOM
49. 2026-07-30
    days on market $6,500,000 Active 78 DOM
50. 2026-07-28
    pricedays on market $6,500,000 Active 77 DOM

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

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: $1,561,368
• − Mortgage interest: −$364,101
• − Property taxes: −$97,500
• − Insurance: −$32,500
• − Repairs & maintenance: −$124,909
• − Management: −$124,909
• − Depreciation: −$189,091
• Taxable income: $628,357
• Est. tax owed @ 24.0%: −$150,806
• After-tax cash flow: $543,635/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $749,250–$1,348,650 screening

The property requires significant exterior repairs and maintenance, including painting and roof repair, to improve its condition and value.

Repairs flagged

• Major exterior walls — Significant graffiti and wear
• Major roof — Exposed roof structure with visible wear

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and property value ↑
• Both repair roof — Prevents further water damage and improves property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Tenderloin Community Middle Francisco Middle High Galileo High

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

B Composite livability gradescore 76/100

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 · 1,030,936 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 35,976
• Household income: $60,431
• Rent vs Own: 92.0% rent · 8.0% own
• Severe rent burden: 9% of renters

---

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 0.77)
• Race & ethnicity: White 31% Asian 28% Hispanic / Latino 22% Two or more races 13% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 16% Chinese 10% Vietnamese 5%

---

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: ▲ 4.80%
• Current HPI: 184.4403
• Rent YoY: ▲ 10.11%
• 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

Property features AI

Finance

• Financial info: 48 total units with 7 vacant units1 owner-occupied unit
• HOA & community: No association fee

Exterior

• Parking: Garage with 7 spaces
• Home design: Residential income property (mixed use)Five-or-more unit propertyBuilt in 1927
• Construction: Originally built in 1927
• Exterior features: Corner lotSite covers approximately 5,157 sq ft

Interior

• Bedrooms: Varies by unit (studios and other unit types present)
• Interior features: Mixed-use residential income buildingCorner lot

Price history

1 event — show timeline

• 2026-05-11 Listed $7,500,000 San Francisco MLS