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

$469,094

2 bd · 2.0 ba · 805 sqft · Condo · 87 Days on market

Excellent condition $583/sqft · 42% below area Est $809k · 42% 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 +13.3/30.0
• Appreciation +7.4/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 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 87 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 $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $469k (0.1% below list).
• Meets the 1% rule at list price ($5k rent vs $469k).
• Recommended offer: $441k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 (+18.9%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 87 days — a 6% lower offer ($441k) 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 $440,948 (6.0% 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 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.03% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 8.1

CMA / ARV

• ARV (median comp): $808,623
• List price: $469,094
• Delta: -41.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.98×
• Total profit: $128,861
• Equity at exit: $260,412

10-year hold

• IRR: 18.2%
• Equity multiple: 4.46×
• Total profit: $454,537
• 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 →

ZIP-level market 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 136
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,845 high
• Mortgage (P&I): −$2,460
• Tax est. 1.5%: −$586 /mo · $7,036/yr
• Insurance: −$195
• HOA: −$589
• Vacancy / Maint / Mgmt: −$1,017
• Net cashflow: $-3

Break-even live

Break-even rent $4,849

Max offer price $468,624

Occupancy floor 95%

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
• 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	10d	1	0.01mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	20d	1	0.02mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	43d	1	0.07mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,186	$7.17	1d	24	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	20d	1	0.14mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$5,210	$6.72	1d	2	0.18mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	43d	1	0.22mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	24d	1	0.27mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$4,659	$3.58	1d	2	0.29mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,581	$9.15	1d	15	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	24d	1	0.30mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	43d	1	0.34mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	5d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,104	$8.76	1d	10	0.35mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	43d	1	0.36mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	43d	2	0.38mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	43d	1	0.40mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,339	$9.23	1d	10	0.41mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	43d	1	0.41mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	5d	1	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,137	$6.41	1d	5	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,299	$7.38	1d	34	0.43mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,730	$6.20	1d	1	0.44mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	18d	1	0.44mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	24d	2	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$4,295	$7.01	21d	1	0.46mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	20d	1	0.47mi
1028 Market St San Francisco, CA	2.0	1.0	526	$5,121	$9.73	1d	6	0.48mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	1d	5	0.50mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,800	$8.08	1d	4	0.50mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	7d	1	0.51mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,397	$7.21	3d	9	0.51mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	2d	2	0.52mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,968	$7.02	1d	4	0.53mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$6,624	$10.25	2d	10	0.53mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	1d	2	0.53mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	2d	1	0.56mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,759	$7.74	1d	3	0.58mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,890	$5.61	2d	1	0.59mi
1 Hawthorne St Unit 8G San Francisco, CA	1.0	1.0	846	$4,200	$4.96	18d	1	0.60mi

HOA detail condo

• Monthly dues: $589 · $7,068/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $469,094 Active 87 DOM
2. 2026-06-17
   days on market $469,094 Active 86 DOM
3. 2026-06-16
   days on market $469,094 Active 85 DOM
4. 2026-06-15
   days on market $469,094 Active 84 DOM
5. 2026-06-13
   days on market $469,094 Active 82 DOM
6. 2026-06-13
   days on market $469,094 Active 81 DOM
7. 2026-06-09
   days on market $469,094 Active 78 DOM
8. 2026-06-08
   days on market $469,094 Active 77 DOM
9. 2026-06-07
   days on market $469,094 Active 76 DOM
10. 2026-06-04
    days on market $469,094 Active 73 DOM
11. 2026-06-03
    days on market $469,094 Active 72 DOM
12. 2026-06-02
    days on market $469,094 Active 71 DOM
13. 2026-06-01
    days on market $469,094 Active 70 DOM
14. 2026-05-31
    days on market $469,094 Active 69 DOM
15. 2026-03-20
    listed $469,094 Active 1623-char remark

    Show marketing remark (1623 chars)

    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.

ⓘ 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: $58,140
• − Mortgage interest: −$26,277
• − Property taxes: −$7,036
• − Insurance: −$2,345
• − Repairs & maintenance: −$4,651
• − Management: −$4,651
• − HOA: −$7,068
• − Depreciation: −$13,646
• Taxable loss: −$7,535
• Est. tax savings @ 24.0%: +$1,808
• After-tax cash flow: $1,769/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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 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%

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

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