395 6th St #413 · San Francisco, CA 94107

$469,094

2 bd · 2.0 ba · 805 sqft · Condo · 138 Days on market

Excellent condition $583/sqft · 35% below area Est $724k · 35% under $589/mo HOA · 12% of rent

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Why this score? — see what drove the C+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +7.4/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• Livability +3.8/5.0

Listing remarks MLS

Below Market Rate (BMR) ownership homes at 395 6th Street RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This unique corner two-bedroom captures leafy outlooks through oversized west-facing windows. Wrapped in windows, the home feels exceptionally open and airy, with natural light moving throughout the space. A secondary bedroom offers flexibility for guests, a home office, or adaptable everyday use. Paired with an attended lobby and a rooftop terrace above the city, creating a home designed for how San Francisco lives today. Studio, one-bedroom, and two-bedroom homes are available. - Without parking: priced from $346,899 - $470,707 - With parking: priced from $381,208 - $519,730 Three stacker parking spaces are available to BMR buyers on a first-come, first-served basis by application rank. Parking is offered at an additional cost; the listed home price does not include parking. Buyers should inquire about pricing and availability. Applicants must be first-time homebuyers and cannot exceed 100% of MOHCD's Area Median Income (2025): 1 person: $109,100, 2 persons: $124,700, 3 persons: $140,250, 4 persons: $155,850 Homes are available through the San Francisco Mayor's Office of Housing and Community Development and are subject to monitoring and other program restrictions. Visit the 395 6th Street listing on DAHLIA to apply and review full program details. All applicants must complete first-time homebuyer education and obtain loan pre-approval from an approved participating lender.

Key facts

• $589 HOA
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $469k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $19 ($234/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $469k).
• Recommended offer: $413k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 (+18.9%/yr); 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 32% of the median local income ($183k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($3k loan paydown + $23k 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 $131k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($413k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $412,802 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.04% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 8.0

CMA / ARV

• ARV (median comp): $723,979
• List price: $469,094
• Delta: -35.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Sutter St #408	1.13mi	2/2.0	823 (+2%)	0mo	$1,250,000	$1,519	61
74 New Montgomery St #412	0.71mi	1/1.0 (-1)	832 (+3%)	0mo	$835,000	$1,004	52
881 Vallejo St Unit A	1.48mi	2/1.0	760 (-6%)	0mo	$590,000	$776	51
1 Daniel Burnham Ct #1414	1.20mi	1/1.0 (-1)	750 (-7%)	0mo	$615,000	$820	44
318 Main St Unit 8C	1.04mi	1/1.5 (-1)	883 (+10%)	0mo	$1,125,000	$1,274	42
1300 22nd St #413	1.46mi	2/2.0	952 (+18%)	0mo	$1,288,000	$1,353	40
360 Guerrero St #312	1.39mi	2/1.0	960 (+19%)	0mo	$875,000	$911	36
266 Clinton Park	1.33mi	2/1.0	936 (+16%)	0mo	$850,000	$908	36
1400 Mission St #1303	0.69mi	1/1.0 (-1)	655 (-19%)	0mo	$361,310	$552	34
1000 3rd St #807	0.77mi	1/1.5 (-1)	974 (+21%)	0mo	$1,450,000	$1,489	33
900 Bush St #608	0.98mi	1/1.0 (-1)	687 (-15%)	0mo	$480,000	$699	31
601 Van Ness Ave Unit 929.	0.96mi	1/1.0 (-1)	672 (-16%)	0mo	$435,000	$647	31

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

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.99×
• Total profit: $130,461
• Equity at exit: $260,412

10-year hold

• IRR: 18.4%
• Equity multiple: 4.49×
• Total profit: $458,488
• Equity at exit: $445,020

Cash invested: $131,346 (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: 4 active · 28 under contract
• Median asking: $731,500 ($972/sqft)
• Median days on market: 44 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.5% vs current asking $/sqft

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

ZIP-level market 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 193
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,874 high
• Mortgage (P&I): −$2,460
• Tax est. 1.5%: −$586 /mo · $7,036/yr
• Insurance: −$195
• HOA: −$589
• Vacancy / Maint / Mgmt: −$1,023
• Net cashflow: $19

Break-even live

Break-even rent $4,849

Max offer price $469,094

Occupancy floor 95%

Sensitivity live

Price	-10% $344	-5% $182	+0% $19	+5% $-143	+10% $-305
Rent	-10% $-366	-5% $-173	+0% $19	+5% $212	+10% $405
Rate	-1.0pp $256	-0.5pp $139	base $19	+0.5pp $-102	+1.0pp $-226

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: $117,274
• Closing costs: $14,073
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Clara St Unit 1A San Francisco, CA	2.0	1.5	1000	$5,499	$5.50	60d	1	0.01mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	69d	1	0.02mi
950 Harrison St #117 San Francisco, CA	1.0	1.0	834	$3,500	$4.20	11d	1	0.05mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	93d	1	0.07mi
923 Folsom St San Francisco, CA	2.0	1.0–2.0	913	$6,704	$7.34	2d	2	0.11mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	715	$6,425	$8.98	2d	15	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	69d	1	0.14mi
400 Clementina St #332 San Francisco, CA	1.0–2.0	1.0–2.0	757	$5,120	$6.76	7d	2	0.18mi
520 6th St San Francisco, CA	1.0	1.5	1012	$5,000	$4.94	2d	1	0.19mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	93d	1	0.22mi
855 Folsom St Unit L-112 San Francisco, CA	1.0	1.5	885	$5,500	$6.21	2d	1	0.23mi
673 Brannan St San Francisco, CA	1.0–2.0	1.0–2.0	985	$6,469	$6.56	2d	3	0.29mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,836	$9.50	2d	23	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	73d	1	0.30mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	93d	1	0.34mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	54d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$7,021	$10.07	2d	7	0.35mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	93d	1	0.36mi
626 Natoma St San Francisco, CA	1.0	1.0	650	$3,175	$4.88	2d	1	0.37mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	93d	2	0.38mi
550 Jessie St San Francisco, CA	1.0	1.0	646	$2,895	$4.48	2d	1	0.39mi
570 Jessie St San Francisco, CA	1.0	1.0	595	$2,895	$4.87	32d	1	0.40mi
529 Stevenson St San Francisco, CA	1.0	1.0	606	$2,945	$4.86	2d	2	0.40mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	2d	1	0.40mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	793	$9,080	$11.44	2d	25	0.41mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	93d	1	0.41mi
555 4th St #933 San Francisco, CA	1.0	1.0	862	$5,700	$6.61	21d	1	0.41mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	54d	1	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,265	$6.54	2d	7	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.0	856	$6,854	$8.01	2d	34	0.43mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$7,110	$6.55	2d	1	0.44mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	67d	1	0.44mi
1075 Market St San Francisco, CA	1.0	2.0	963	$1,590	$1.65	34d	1	0.45mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	73d	2	0.46mi
1075 Market St San Francisco, CA	2.0	2.0	898	$5,175	$5.76	7d	1	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$3,995	$6.52	13d	1	0.46mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	69d	1	0.47mi
1160 Mission St San Francisco, CA	1.0	1.0	760	$4,195	$5.52	2d	1	0.47mi
1028 Market St San Francisco, CA	2.0	1.0–2.0	675	$6,054	$8.96	2d	9	0.48mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,982	$8.29	2d	7	0.50mi

HOA detail $589/mo · $7,068/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $469,094 Active 138 DOM
2. 2026-08-06
   days on market $469,094 Active 136 DOM
3. 2026-08-05
   days on market $469,094 Active 135 DOM
4. 2026-08-04
   days on market $469,094 Active 134 DOM
5. 2026-08-03
   days on market $469,094 Active 133 DOM
6. 2026-07-31
   days on market $469,094 Active 130 DOM
7. 2026-07-30
   days on market $469,094 Active 129 DOM
8. 2026-07-30
   days on market $469,094 Active 128 DOM
9. 2026-07-28
   days on market $469,094 Active 127 DOM
10. 2026-07-26
    days on market $469,094 Active 125 DOM
11. 2026-07-24
    days on market $469,094 Active 123 DOM
12. 2026-07-23
    days on market $469,094 Active 122 DOM
13. 2026-07-22
    days on market $469,094 Active 121 DOM
14. 2026-07-21
    days on market $469,094 Active 120 DOM
15. 2026-07-20
    days on market $469,094 Active 119 DOM
16. 2026-07-18
    days on market $469,094 Active 117 DOM
17. 2026-07-18
    days on market $469,094 Active 116 DOM
18. 2026-07-16
    days on market $469,094 Active 115 DOM
19. 2026-07-15
    days on market $469,094 Active 114 DOM
20. 2026-07-14
    days on market $469,094 Active 113 DOM
21. 2026-07-13
    days on market $469,094 Active 112 DOM
22. 2026-07-13
    days on market $469,094 Active 111 DOM
23. 2026-07-11
    days on market $469,094 Active 110 DOM
24. 2026-07-10
    days on market $469,094 Active 109 DOM
25. 2026-07-09
    days on market $469,094 Active 108 DOM
26. 2026-07-07
    days on market $469,094 Active 106 DOM
27. 2026-07-06
    days on market $469,094 Active 105 DOM
28. 2026-07-06
    days on market $469,094 Active 104 DOM
29. 2026-07-05
    days on market $469,094 Active 103 DOM
30. 2026-07-03
    days on market $469,094 Active 102 DOM
31. 2026-07-02
    days on market $469,094 Active 101 DOM
32. 2026-07-01
    days on market $469,094 Active 100 DOM
33. 2026-06-30
    days on market $469,094 Active 99 DOM
34. 2026-06-29
    days on market $469,094 Active 98 DOM
35. 2026-06-28
    days on market $469,094 Active 97 DOM
36. 2026-06-27
    days on market $469,094 Active 96 DOM
37. 2026-06-26
    days on market $469,094 Active 95 DOM
38. 2026-06-24
    days on market $469,094 Active 93 DOM
39. 2026-06-22
    days on market $469,094 Active 91 DOM
40. 2026-06-21
    days on market $469,094 Active 90 DOM
41. 2026-06-18
    days on market $469,094 Active 87 DOM
42. 2026-06-17
    days on market $469,094 Active 86 DOM
43. 2026-06-16
    days on market $469,094 Active 85 DOM
44. 2026-06-15
    days on market $469,094 Active 84 DOM
45. 2026-06-13
    days on market $469,094 Active 82 DOM
46. 2026-06-13
    days on market $469,094 Active 81 DOM
47. 2026-06-09
    days on market $469,094 Active 78 DOM
48. 2026-06-08
    days on market $469,094 Active 77 DOM
49. 2026-06-07
    days on market $469,094 Active 76 DOM
50. 2026-06-04
    days on market $469,094 Active 73 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $58,485
• − Mortgage interest: −$26,277
• − Property taxes: −$7,036
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,679
• − Management: −$4,679
• − HOA: −$7,068
• − Depreciation: −$13,646
• Taxable loss: −$7,245
• Est. tax savings @ 24.0%: +$1,739
• After-tax cash flow: $1,973/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

Excellent 95/100 None rehab

This modern, move-in-ready two-bedroom condo at 395 6th St #413 offers a unique opportunity with a stunning city view and top-notch amenities. The home is in excellent condition with no visible repairs or maintenance needed, making it an ideal investment.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Smart home integration — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Rooftop terrace furniture — Expands outdoor living space and enhances the home's appeal for both buyers and renters. ↑
• Both Smart lighting system — Enhances the home's ambiance and can be a selling point for potential buyers or renters. ↑
• Both Smart thermostat — Improves energy efficiency and can be a selling point for potential buyers or renters. ↑

Zoned Schools

Elementary Webster (Daniel) Elementary Middle Aptos Middle High S.f. International 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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 5%

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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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

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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

• 2026-03-20 Listed $469,094 San Francisco MLS