2967-2969 26th St · San Francisco, CA 94110

$1,095,000

4 bd · 2.0 ba · 2,300 sqft · MultiFamily public records · 19 Days on market

Built 1900 2,822 sqft lot Est $1189k · 8% under

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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).

• Cash flow +23.1/30.0
• ARV discount +11.1/15.0
• DSCR +7.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Can Be Used As A Single Family Or Legal 2 Unit. Both Kitchens Updated, Top Unit Has Lovely Origina L Victorian Detailing. Nice Sized Yard.

Key facts

• Replaced heating
• Soaring ceilings
• Italianate victorian

Tags

• ITALIANATE VICTORIAN
• SOARING CEILINGS
• ORIGINAL ARCHITECTURAL DETAILS
• DEEP SOUTH FACING GARDEN
• NEWER CIRCUIT BREAKER
• REPLACED HEATING

Property features AI

Finance

• Other: Zoning: RH2
• Financial info: Two-unit property (both units currently leased, both on month-to-month tenancy); Both units are 2-bedroom flats (each described as a 5-room flat)
• HOA & community: No association fee

Exterior

• Utilities: City utilities; Public water; Public sewer; Separate gas meters; Separate electric meters
• Home design: Residential income Duplex; Victorian style; Two levels; Built in 1900; Living area approximately 2300
• Construction: Wood construction
• Exterior features: Fenced yard; Level topography; Garden; Regular-shaped lot

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas)
• Interior features: Central gas heating; Carpet and wood flooring

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.07M (2.0% below list).
• Recommended offer: $1.07M (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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 (+14.5%/yr); 161 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $10,730/mo this rent would consume 81% of the median local household income ($158k/yr) (locally 2732% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $33k of value loss. Plan a longer hold.
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $307k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($1.08M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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.
• Current owner paid $326k; list at $1.09M implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,073,000 (2.0% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $1,189,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 Hampshire St	0.19mi	4/3.0	2,217 (-4%)	0mo	$1,550,000	$699	81
2436-2438 Bryant St	0.41mi	4/1.0	2,378 (+3%)	5mo	$1,230,000	$517	67
1394-96 Alabama St	0.09mi	4/2.0	2,632 (+14%)	9mo	$800,000	$304	64
14-16 Lucky St	0.31mi	5/— (+1)	2,122 (-8%)	7mo	$850,000	$401	62
1045-1047 Alabama St	0.41mi	4/3.0	2,148 (-7%)	5mo	$1,300,000	$605	62
2711 Harrison St	0.35mi	5/2.0 (+1)	2,524 (+10%)	4mo	$1,200,000	$475	59
14-16 Lucky St	0.31mi	5/3.0 (+1)	2,122 (-8%)	7mo	$850,000	$401	58
3021 22nd St	0.53mi	3/3.0 (-1)	2,422 (+5%)	2mo	$900,000	$372	56
2664 22nd St	0.49mi	5/2.0 (+1)	2,147 (-7%)	10mo	$1,140,000	$531	53
1315-1317 Kansas St	0.47mi	3/2.0 (-1)	2,520 (+10%)	9mo	$1,008,000	$400	50
569-571 Capp St	0.73mi	3/2.0 (-1)	2,450 (+6%)	2mo	$1,825,000	$745	49
1225 Rhode Island St	0.56mi	5/— (+1)	2,000 (-13%)	3mo	$1,350,000	$675	45

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $3,556
• Equity at exit: $163,268

10-year hold

• IRR: 14.1%
• Equity multiple: 2.37×
• Total profit: $419,887
• Equity at exit: $94,676

Cash invested: $306,600 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $10,730 high
• Mortgage (P&I): −$5,742
• Tax from tax record: −$319 /mo · $3,830/yr
• Insurance: −$456
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,253
• Net cashflow: $1,959

Break-even live

Break-even rent $8,250

Max offer price $1,095,000

Occupancy floor 77%

Sensitivity live

Price	-10% $2,579	-5% $2,269	+0% $1,959	+5% $1,649	+10% $1,339
Rent	-10% $1,111	-5% $1,535	+0% $1,959	+5% $2,383	+10% $2,807
Rate	-1.0pp $2,510	-0.5pp $2,238	base $1,959	+0.5pp $1,675	+1.0pp $1,387

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$10,730
Total (2 units)			$10,730

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: $273,750
• Closing costs: $32,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	25d	1	0.63mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	4d	1	0.76mi
471 S Van Ness Ave San Francisco, CA	4.0	3.0	2140	$11,000	$5.14	16d	1	1.24mi
1059 Noe St San Francisco, CA	3.0	2.5	2545	$14,000	$5.50	45d	1	1.26mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	25d	1	1.29mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	25d	1	1.39mi
290 Holyoke St San Francisco, CA	3.0	2.0	1652	$6,250	$3.78	6d	1	1.47mi
753 Castro St San Francisco, CA	4.0	3.0	2467	$10,950	$4.44	45d	1	1.49mi

Listing history 13 events

1. 2026-06-21
   days on market $1,095,000 Active 19 DOM
2. 2026-06-18
   days on market $1,095,000 Active 16 DOM
3. 2026-06-17
   days on market $1,095,000 Active 15 DOM
4. 2026-06-16
   days on market $1,095,000 Active 14 DOM
5. 2026-06-15
   days on market $1,095,000 Active 13 DOM
6. 2026-06-13
   days on market $1,095,000 Active 11 DOM
7. 2026-06-13
   days on market $1,095,000 Active 10 DOM
8. 2026-06-09
   days on market $1,095,000 Active 7 DOM
9. 2026-06-08
   days on market $1,095,000 Active 6 DOM
10. 2026-06-07
    days on market $1,095,000 Active 5 DOM
11. 2026-06-04
    days on market $1,095,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $1,095,000 Active 1 DOM

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,830 · $319/mo
• Projected year-2 tax: $8,322 · $694/mo
• Expected delta: +$4,492/yr (+$374/mo · 117.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥78°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $128,760
• − Mortgage interest: −$61,337
• − Property taxes: −$3,830
• − Insurance: −$5,475
• − Repairs & maintenance: −$10,301
• − Management: −$10,301
• − Depreciation: −$31,855
• Taxable income: $5,662
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $22,149/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.

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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

+235.9% since first listed

5 events — show timeline

• 2026-06-02 Listed $1,095,000 San Francisco MLS
• 2026-04-27 Listed $1,195,000 San Francisco MLS
• 1999-02-12 Sold (MLS) $326,000 San Francisco MLS
• 1999-01-24 Delisted — San Francisco MLS
• 1998-09-30 Listed $326,000 San Francisco MLS

Property tax history

-1.2%/yr

Latest (2025): $3,830 · +2.8% YoY. Source: county tax records.