1401-1411 Mason St · San Francisco, CA 94133

$3,100,000

12 bd · 0.0 ba · 9,510 sqft · MultiFamily · 9 Days on market

Built 1913 Good condition 3,600 sqft lot Est $4394k · 29% 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 +20.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.2/10.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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

1401-1411 Mason Street presents the opportunity to acquire a well-located mixed-use investment property in the heart of Nob Hill, one of San Francisco's most iconic and supply-constrained neighborhoods. Built in 1913, the property consists of seven (7) two-bedroom, one-bath units, one (1) one-bedroom, one-bath unit, one (1) commercial unit, and two (2) parking (tandem) spaces across approximately 9,510 square feet. Positioned on the corner of Mason and Pacific Avenue, the property benefits from excellent natural light, expansive neighborhood views, and classic San Francisco architectural character. Residential units feature hardwood flooring, bay windows, spacious layouts, and built-in cabi

Key facts

• 3,600 sq ft lot
• Garage
• Built 1913

Tags

• EXCELLENT NATURAL LIGHT
• EXPANSIVE NEIGHBORHOOD VIEWS
• UPDATED KITCHENS AND BATHS
• GROUND-FLOOR COMMERCIAL SPACE
• PREMIER NOB HILL LOCATION

Property features AI

Finance

• Other: Total building area approximately 9,510 square feet
• HOA & community: No association fee

Exterior

• Parking: Covered parking; Garage with 2 parking spaces; Has garage
• Utilities: Gas on separate meter; Electric on separate meter
• Home design: Residential income property (mixed use); Five or more units
• Construction: Built in 1913
• Exterior features: Sidewalk

Interior

• Bedrooms: 15 bedrooms total; 9 units currently leased
• Interior features: Mixed-use residential income building; Three or more levels

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/?-bath units multifamily listed at $3.10M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $717/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($33k rent vs $3.10M).
• Cap rate 8.0% 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.
• Market conditions: Rents rising fast (+16.9%/yr); 60 active listings in the ZIP; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $32,567/mo this rent would consume 448% of the median local household income ($87k/yr) (locally 2027% 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 $221k of equity ($21k loan paydown + $200k appreciation (6.4% 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 (6.4% appreciation + 8.0% rent growth), your $868k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$354k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,100,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1913 — 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $4,393,620
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
444 Lombard St	0.52mi	12/—	9,954 (+5%)	12mo	$4,600,000	$462	58
1750 Washington St	0.60mi	12/—	8,361 (-12%)	19mo	$3,110,000	$372	36
1499 Union St	0.65mi	12/12.0	8,340 (-12%)	6mo	$5,500,000	$659	24

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

Projected returns pro-forma

6.44% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.64×
• Total profit: $1,423,479
• Equity at exit: $2,035,681

10-year hold

• IRR: 24.2%
• Equity multiple: 6.05×
• Total profit: $4,380,912
• Equity at exit: $3,769,040

Cash invested: $868,000 (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 94133

• Home prices YoY: 4.0%
• Rents YoY: 16.9%
• Active inventory: 60
• Price-to-rent: 47.6×

Monthly cashflow live

• Estimated rent: $32,567 medium
• Mortgage (P&I): −$16,257
• Tax est. 1.5%: −$3,875 /mo · $46,500/yr
• Insurance: −$1,292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,839
• Net cashflow: $4,305

Break-even live

Break-even rent $27,118

Max offer price $3,100,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	—	$32,568
Total (6 units)			$32,567

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: $775,000
• Closing costs: $93,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $3,100,000 Active 9 DOM
2. 2026-06-17
   days on market $3,100,000 Active 8 DOM
3. 2026-06-16
   days on market $3,100,000 Active 7 DOM
4. 2026-06-15
   days on market $3,100,000 Active 6 DOM
5. 2026-06-13
   days on market $3,100,000 Active 4 DOM
6. 2026-06-13
   days on market $3,100,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $3,100,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $390,804
• − Mortgage interest: −$173,648
• − Property taxes: −$46,500
• − Insurance: −$15,500
• − Repairs & maintenance: −$31,264
• − Management: −$31,264
• − Depreciation: −$90,182
• Taxable income: $2,445
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $51,067/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 · 13 photos

Good 75/100 Cosmetic rehab

This multi-family property in Nob Hill, San Francisco, is in good condition with a classic architectural style. It has seven two-bedroom units, one one-bedroom unit, one commercial unit, and two parking spaces. The property is well-maintained and has good curb appeal.

Value-add opportunities

• Resale Paint the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and make the property more attractive to potential buyers.
• Rental Replace the carpet in the living areas — Replacing the carpet in the living areas can make the space more comfortable and appealing to potential renters.
• Both Install new windows — Installing new windows can improve the energy efficiency of the property and make it more attractive to both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior and interior walls — Painting the exterior and interior walls can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Rental Replace the carpet in the living areas — Replacing the carpet in the living areas can make the space more comfortable and appealing to potential renters. ↑
• Both Install new windows — Installing new windows can improve the energy efficiency of the property and make it more attractive to both buyers and 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): 23,804
• Household income: $87,191
• Rent vs Own: 83.5% rent · 16.5% own
• Severe rent burden: 2027.0

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 0.65)
• Race & ethnicity: Asian 48% White 34% Hispanic / Latino 11% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 40% · China, Canada, South Korea
• Languages at home: 53% English-only · Chinese 34% Spanish 5% Other Indo-European 3%

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: ▲ 6.44%
• Current HPI: 168.565
• Rent YoY: ▲ 16.95%
• 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

+119360.5% since first listed

10 events — show timeline

• 2026-06-09 Listed $3,100,000 San Francisco MLS
• 2025-04-12 Rental Removed $2,795 APPFOLIO
• 2025-04-08 Price Changed $2,795 APPFOLIO
• 2025-04-01 Listed for Rent $2,895 APPFOLIO
• 2025-04-01 Price Changed $2,895 APPFOLIO
• 2024-10-26 Rental Removed $3,395 APPFOLIO
• 2024-10-19 Price Changed $3,395 APPFOLIO
• 2024-09-11 Listed for Rent $3,695 APPFOLIO
• 2024-08-24 Rental Removed $2,595 APPFOLIO
• 2024-07-28 Listed for Rent $2,595 APPFOLIO