505 Corbett Ave · San Francisco, CA 94114

$1,749,000

12 bd · 8.0 ba · 2,833 sqft · MultiFamily · 14 Days on market

Built 1954 Good condition 2,199 sqft lot $617/sqft · at area comps Est $1834k · at est.

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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 +27.5/30.0
• Appreciation +9.8/10.0
• DSCR +9.6/10.0
• ARV discount +9.6/15.0
• 1% rule +7.5/10.0
• 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 (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Twin Peaks Income Property-easy Terms-creative Seller-cooperative Broker-views-great Property- Call Boots [phone].

Key facts

• Walk-in closet
• Panoramic city views
• Updated kitchen

Tags

• PANORAMIC CITY VIEWS
• ABUNDANT NATURAL LIGHT
• MULTIPLE SPACIOUS BALCONIES
• UPDATED KITCHEN
• WALK-IN CLOSET
• AMPLE STORAGE

Property features AI

Finance

• Financial info: Quadruplex with 4 total units (all leased month-to-month); Units are not furnished
• HOA & community: No association fee

Exterior

• Parking: Garage with inside entrance; 1 covered parking space / 1 total parking space; One independent parking space for the property
• Home design: Residential income property (quadruplex); Three or more levels (3 stories); One building
• Construction: Stucco construction; Built in 1954
• Exterior features: Hillside topography; Lot features: None

Interior

• Bedrooms: 3 total bedrooms; Unit 1 is the largest unit on the main level; Unit 2 is a large 1-bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: No cooling
• Interior features: No cooling; Updated/remodeled condition

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.0-bath units multifamily listed at $1.75M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($62k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.75M).
• Cap rate 9.8% 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); 116 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $21,841/mo this rent would consume 128% 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 $178k of equity ($12k loan paydown + $166k 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 $490k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$286k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 32y 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 $538k; list at $1.75M implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,749,000

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 1954 — 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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $1,834,230
• List price: $1,749,000
• Delta: -4.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 3.73×
• Total profit: $1,338,689
• Equity at exit: $1,513,155

10-year hold

• IRR: 32.3%
• Equity multiple: 9.08×
• Total profit: $3,955,884
• Equity at exit: $3,198,896

Cash invested: $489,720 (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: 116
• Price-to-rent: 26.7×

Monthly cashflow live

• Estimated rent: $21,841 high
• Mortgage (P&I): −$9,172
• Tax est. 1.5%: −$2,186 /mo · $26,235/yr
• Insurance: −$729
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,587
• Net cashflow: $5,167

Break-even live

Break-even rent $15,300

Max offer price $1,749,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	2	$21,840
Total (4 units)			$21,841

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: $437,250
• Closing costs: $52,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   listed $1,749,000 Active 1233-char remark
2. 1997-12-02
   soldstatus $538,350

   Show marketing remark (120 chars)

   Twin Peaks Income Property-easy Terms-creative Seller-cooperative Broker-views-great Property- Call Boots [phone].

3. 1997-10-19
   historical

   Show marketing remark (120 chars)

   Twin Peaks Income Property-easy Terms-creative Seller-cooperative Broker-views-great Property- Call Boots [phone].

4. 1997-09-24
   listed $549,000

   Show marketing remark (120 chars)

   Twin Peaks Income Property-easy Terms-creative Seller-cooperative Broker-views-great Property- Call Boots [phone].

5. 1996-05-05
   listed $489,000
6. 1994-11-21
   soldstatus $487,000
7. 1994-09-21
   historical
8. 1994-08-01
   listed $490,000

ⓘ 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: $262,092
• − Mortgage interest: −$97,971
• − Property taxes: −$26,235
• − Insurance: −$8,745
• − Repairs & maintenance: −$20,967
• − Management: −$20,967
• − Depreciation: −$50,880
• Taxable income: $36,326
• Est. tax owed @ 24.0%: −$8,718
• After-tax cash flow: $53,291/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 mid-century fourplex is in good condition with no major repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Paint the exterior — Fresh paint can enhance curb appeal and property value.
• Both Trim the shrubs — Well-maintained landscaping can improve curb appeal and property value.
• Both Clean the sidewalk — A clean and well-maintained sidewalk can improve curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Trim the shrubs — Well-maintained landscaping can improve curb appeal and property value. ↑
• Both Clean the sidewalk — A clean and well-maintained sidewalk can improve curb appeal and property value. ↑

ⓘ 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

+256.9% since first listed

9 events — show timeline

• 2026-05-29 Pending — San Francisco MLS
• 2026-05-15 Listed $1,749,000 San Francisco MLS
• 1997-12-02 Sold (MLS) $538,350 San Francisco MLS
• 1997-10-19 Delisted — San Francisco MLS
• 1997-09-24 Listed $549,000 San Francisco MLS
• 1996-05-05 Listed $489,000 San Francisco MLS
• 1994-11-21 Sold (MLS) $487,000 San Francisco MLS
• 1994-09-21 Delisted — San Francisco MLS
• 1994-08-01 Listed $490,000 San Francisco MLS