465-471 Corbett Ave · San Francisco, CA 94114

$1,395,000

4 bd · 4.0 ba · 2,740 sqft · MultiFamily · 32 Days on market

Built 1908 Good condition 3,245 sqft lot Est $1770k · 21% 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 +26.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• 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: 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

465 Corbett Avenue is a well-maintained four-unit building ideally positioned along the scenic Corbett Avenue corridor in San Francisco. The property presents a rare opportunity for both investors and owner-users, featuring two vacant units and two income-producing units. The units delivered vacant include a spacious two-bedroom and a bright one-bedroom, both recently refreshed with new paint and updated flooring. These units feature beautiful views, abundant natural light, and charming architectural details, creating inviting living spaces with strong rental or owner-occupancy appeal. The remaining two one-bedroom units are tenant-occupied, providing stable income and strong in-place cash

Key facts

• Four unit building
• Tenant occupied
• Two vacant units

Tags

• FOUR UNIT BUILDING
• TWO VACANT UNITS
• INCOME PRODUCING UNITS
• ABUNDANT NATURAL LIGHT
• TENANT OCCUPIED
• STABLE INCOME

Property features AI

Finance

• Financial info: Total of 4 units: 2 currently leased and 2 currently vacant
• HOA & community: No association fee

Exterior

• Utilities: No utilities details provided
• Home design: Quadruplex (residential income); Built in 1908
• Construction: Building area reported as 2,740 square feet
• Exterior features: No specific lot features listed

Interior

• Bedrooms: 4 total bedrooms across the building; Unit breakdown: two 1-bedroom units, one 2-bedroom unit, one studio
• Bathrooms: 4 full bathrooms
• Interior features: Residential income property with multiple units

🏷️ Possibly a rental listed for sale. The $1,395,000 price doesn't fit this home's estimated sale value (~$1,770,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $1.40M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.40M).
• Recommended offer: $1.35M (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 (+14.4%/yr); 121 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $16,691/mo this rent would consume 98% of the median local household income ($204k/yr) (locally 1336% 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 $142k of equity ($10k loan paydown + $133k appreciation (9.5% 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 (9.5% appreciation + 8.0% rent growth), your $391k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$228k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($1.35M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,353,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,770,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465-471 Corbett Ave	0.00mi	4/4.0	2,740 (0%)	1mo	$1,450,000	$529	99
200 Hoffman Ave	0.44mi	3/2.0 (-1)	2,688 (-2%)	2mo	$2,700,000	$1,004	61
64-66 Woodland Ave	0.54mi	5/3.0 (+1)	2,760 (+1%)	10mo	$2,050,000	$743	56
514 Hill St	0.69mi	4/5.0	2,740 (0%)	10mo	$2,000,000	$730	56
4632 18th St	0.27mi	4/3.0	3,100 (+13%)	9mo	$1,680,000	$542	54
55 Downey St	0.71mi	4/3.0	2,750 (+0%)	10mo	$1,645,000	$598	54
482-484 Belvedere St	0.43mi	5/4.0 (+1)	3,085 (+13%)	2mo	$5,300,000	$1,718	53
136 Downey St	0.60mi	4/—	2,490 (-9%)	6mo	$1,900,000	$763	52
10-12 A Saturn St	0.35mi	3/4.0 (-1)	2,400 (-12%)	7mo	$1,550,000	$646	52
49 High St	0.65mi	4/1.0	2,830 (+3%)	7mo	$1,688,888	$597	46
462-464 Frederick St	0.71mi	4/3.0	3,056 (+12%)	2mo	$1,300,000	$425	42
417-419 Eureka St	0.45mi	4/1.0	2,364 (-14%)	6mo	$1,390,000	$588	39

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

Projected returns pro-forma

9.51% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 3.63×
• Total profit: $1,027,174
• Equity at exit: $1,206,890

10-year hold

• IRR: 31.1%
• Equity multiple: 8.82×
• Total profit: $3,055,044
• Equity at exit: $2,551,435

Cash invested: $390,600 (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 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 121
• Price-to-rent: 26.7×

Monthly cashflow live

• Estimated rent: $16,691 high
• Mortgage (P&I): −$7,316
• Tax est. 1.5%: −$1,744 /mo · $20,925/yr
• Insurance: −$581
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,505
• Net cashflow: $3,545

Break-even live

Break-even rent $12,203

Max offer price $1,395,000

Occupancy floor 74%

Sensitivity live

Price	-10% $4,509	-5% $4,027	+0% $3,545	+5% $3,063	+10% $2,581
Rent	-10% $2,227	-5% $2,886	+0% $3,545	+5% $4,205	+10% $4,864
Rate	-1.0pp $4,248	-0.5pp $3,900	base $3,545	+0.5pp $3,184	+1.0pp $2,816

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$8,692
▸ 2× units	1	1	$7,998
Total (4 units)			$16,691

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: $348,750
• Closing costs: $41,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Corbett Ave San Francisco, CA	4.0	4.0	2500	$10,500	$4.20	45d	1	0.31mi
1265 Stanyan St San Francisco, CA	3.0	2.0	2005	$13,900	$6.93	8d	1	0.42mi
701 Castro St San Francisco, CA	5.0	4.0	3300	$22,995	$6.97	19d	1	0.58mi
753 Castro St San Francisco, CA	4.0	3.0	2467	$10,950	$4.44	45d	1	0.59mi
13 Warren Dr San Francisco, CA	3.0	3.0	1900	$8,750	$4.61	45d	1	0.65mi
65 High St Unit NA San Francisco, CA	4.0	3.0	2315	$9,950	$4.30	45d	1	0.67mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	25d	1	0.73mi
22 Mountview Ct San Francisco, CA	4.0	2.0	1900	$7,400	$3.89	45d	1	0.77mi
1436 Waller St Unit 1436 San Francisco, CA	3.0	2.0	1800	$6,890	$3.83	45d	1	0.79mi
124 Alpine Ter San Francisco, CA	3.0	2.0	2200	$11,995	$5.45	12d	1	0.83mi
124 Alpine Ter San Francisco, CA	3.0	2.0	2200	$11,995	$5.45	15d	1	0.83mi
124 Alpine Ter San Francisco, CA	3.0	2.0	2200	$12,500	$5.68	25d	1	0.83mi
1059 Noe St San Francisco, CA	3.0	2.5	2545	$14,000	$5.50	45d	1	0.83mi
80 Castenada Ave San Francisco, CA	4.0	2.5	1900	$11,000	$5.79	0d	1	1.10mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	25d	1	1.28mi

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-03-23
   listed $1,395,000 Active

ⓘ 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 1/10 Low 7 d/yr ≥76°F today · 16 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: $200,292
• − Mortgage interest: −$78,142
• − Property taxes: −$20,925
• − Insurance: −$6,975
• − Repairs & maintenance: −$16,023
• − Management: −$16,023
• − Depreciation: −$40,582
• Taxable income: $21,622
• Est. tax owed @ 24.0%: −$5,189
• After-tax cash flow: $37,355/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 · 2 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with minimal repairs needed. Painting and updating the exterior and interior, along with landscaping, would significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Painting and updating the exterior and interior to match the listing photos — Enhances curb appeal and interior aesthetics
• Both Updating the landscaping to match the listing photos — Enhances curb appeal and creates a more inviting environment

Renovation cost estimate screening

Value-add ROI direction

• Both Painting and updating the exterior and interior to match the listing photos — Enhances curb appeal and interior aesthetics ↑
• Both Updating the landscaping to match the listing photos — Enhances curb appeal and creates a more inviting environment ↑

ⓘ 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): 33,020
• Household income: $204,134
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1336.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 14% Two or more races 12% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 3%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 6% Chinese 4% Other Indo-European 4%

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: ▲ 9.51%
• Current HPI: 223.6988
• Rent YoY: ▲ 14.40%
• 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

2 events — show timeline

• 2026-04-24 Pending — San Francisco MLS
• 2026-03-23 Listed $1,395,000 San Francisco MLS