155 Hyde St · San Francisco, CA 94102

$7,500,000

None bd · None ba · 29,970 sqft · MultiFamily · 37 Days on market

Built 1927 Fair condition 5,157 sqft lot $250/sqft · 16% below area Est $8909k · 16% under

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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
• ARV discount +14.6/15.0
• 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 MLS

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. The owner is working with PG & E to obtain permits to restore power, though plans have yet to be approved. The existing tenants do have the right to return at their current rental rates. It is unclear how many will choose to return. This is a unique opportunity to reposition a stately corner building and significantly increase income. At the time of the fire, the building was generating approximately $1,100,000 in gross rent. Call listing agent for more details.

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 $7.50M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $54k ($644k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($134k rent vs $7.50M).
• Recommended offer: $7.28M (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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.
• Market conditions: Rents rising fast (+10.1%/yr); 63 active listings in the ZIP; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $133,543/mo this rent would consume 2652% of the median local household income ($60k/yr) (locally 3769% 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 $412k of equity ($52k loan paydown + $360k 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 $2.10M cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$660k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($7.28M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $7,275,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.78% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.67%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (median comp): $8,909,393
• List price: $7,500,000
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.3%
• Equity multiple: 3.75×
• Total profit: $5,767,955
• Equity at exit: $4,158,024

10-year hold

• IRR: 43.9%
• Equity multiple: 8.72×
• Total profit: $16,221,749
• Equity at exit: $7,101,147

Cash invested: $2,100,000 (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 →

ZIP-level market 94102

• Home prices YoY: 2.7%
• Rents YoY: 10.1%
• Active inventory: 63
• Price-to-rent: 205.9×

Monthly cashflow live

• Estimated rent: $133,543 high
• Mortgage (P&I): −$39,331
• Tax est. 1.5%: −$9,375 /mo · $112,500/yr
• Insurance: −$3,125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$28,044
• Net cashflow: $53,668

Break-even live

Break-even rent $65,609

Max offer price $7,500,000

Occupancy floor 55%

Sensitivity live

Price	-10% $58,851	-5% $56,260	+0% $53,668	+5% $51,077	+10% $48,485
Rent	-10% $43,118	-5% $48,393	+0% $53,668	+5% $58,943	+10% $64,218
Rate	-1.0pp $57,445	-0.5pp $55,576	base $53,668	+0.5pp $51,725	+1.0pp $49,748

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

Units	Beds	Baths	Est. rent
▸ 44× units	1	1	$133,540
Total (44 units)			$133,543

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: $1,875,000
• Closing costs: $225,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $7,500,000 Active 37 DOM
2. 2026-06-17
   days on market $7,500,000 Active 36 DOM
3. 2026-06-16
   days on market $7,500,000 Active 35 DOM
4. 2026-06-15
   days on market $7,500,000 Active 34 DOM
5. 2026-06-13
   days on market $7,500,000 Active 32 DOM
6. 2026-06-13
   days on market $7,500,000 Active 31 DOM
7. 2026-06-09
   days on market $7,500,000 Active 28 DOM
8. 2026-06-08
   days on market $7,500,000 Active 27 DOM
9. 2026-06-07
   days on market $7,500,000 Active 26 DOM
10. 2026-06-04
    days on market $7,500,000 Active 23 DOM
11. 2026-06-03
    days on market $7,500,000 Active 22 DOM
12. 2026-06-02
    days on market $7,500,000 Active 21 DOM
13. 2026-06-01
    days on market $7,500,000 Active 20 DOM
14. 2026-05-31
    days on market $7,500,000 Active 19 DOM
15. 2026-05-11
    listed $7,500,000 Active 1153-char remark

    Show marketing remark (1153 chars)

    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. The owner is working with PG & E to obtain permits to restore power, though plans have yet to be approved. The existing tenants do have the right to return at their current rental rates. It is unclear how many will choose to return. This is a unique opportunity to reposition a stately corner building and significantly increase income. At the time of the fire, the building was generating approximately $1,100,000 in gross rent. Call listing agent for more details.

ⓘ 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: $1,602,516
• − Mortgage interest: −$420,117
• − Property taxes: −$112,500
• − Insurance: −$37,500
• − Repairs & maintenance: −$128,201
• − Management: −$128,201
• − Depreciation: −$218,182
• Taxable income: $557,815
• Est. tax owed @ 24.0%: −$133,876
• After-tax cash flow: $510,142/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior walls · Significant graffiti and wear	Major	$15,000–50,000
roof · Exposed roof structure with visible wear	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

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

ⓘ 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): 35,976
• Household income: $60,431
• Rent vs Own: 92.0% rent · 8.0% own
• Severe rent burden: 3769.0

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 0.77)
• 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

Price history

1 event — show timeline

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