1252 Pacific Ave Unit A · San Francisco, CA 94109

$655,000

1 bd · 1.0 ba · 835 sqft · Condo · 128 Days on market

Built 1911 $128/mo HOA · 3% of rent ↓ 15% since listing

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Why this score? — see what drove the D 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 +7.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0

Listing remarks

Nestled on the ground level of a distinguished Nob Hill residence, this beautifully updated one-bedroom plus bonus room sanctuary marries timeless San Francisco charm with contemporary comfort. Rich hardwood floors flow throughout. The chef-inspired kitchen features sleek quartz counters and stainless steel appliances, thoughtfully designed for seamless entertaining and everyday ease. The gracious primary bedroom offers direct access to a verdant, shared garden retreat, a rare treasure in the heart of the city's historic core. Every modern convenience is at your fingertips, including an in-unit washer and dryer and a well-appointed full bath. With a walk and transit score of over 90, and i

Key facts

• $128 HOA
• Built 1911
• Listed 127 days

Tags

• CHEF INSPIRED KITCHEN
• IN UNIT WASHER AND DRYER
• TRANSIT SCORE OVER 90

Property features AI

Finance

• HOA & community: Monthly HOA fee of $128; Community of 3 units

Exterior

• Home design: Residential condominium; One story; Built in 1911
• Construction: Built in 1911
• Exterior features: Entry at ground level

Interior

• Kitchen: Dishwasher; Free-standing refrigerator
• Bedrooms: 1 bedroom
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating
• Interior features: Central heating; Wood floors
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $655k.

Deal economics

• At list price, monthly cash flow is $-802 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $539k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $488k (25.5% below list).
• Recommended offer: $488k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 (+15.6%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $4,877/mo this rent would consume 55% of the median local household income ($106k/yr) (locally 5272% 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 $37k of equity ($5k loan paydown + $33k appreciation (5.0% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($576k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $120k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $487,680 (25.5% 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 128 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.74% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.02% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.69×
• Total profit: $126,618
• Equity at exit: $372,028

10-year hold

• IRR: 13.8%
• Equity multiple: 3.67×
• Total profit: $488,808
• Equity at exit: $642,773

Cash invested: $183,400 (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 94109

• Home prices YoY: 2.9%
• Rents YoY: 15.6%
• Active inventory: 155
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $4,877 high
• Mortgage (P&I): −$3,435
• Tax est. 1.5%: −$819 /mo · $9,825/yr
• Insurance: −$273
• HOA: −$128
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $-802

Break-even live

Break-even rent $5,892

Max offer price $538,966

Occupancy floor —

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: $163,750
• Closing costs: $19,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Jones St San Francisco, CA	1.0	1.0	550	$5,500	$10.00	7d	1	0.13mi
1425 Taylor St San Francisco, CA	1.0	1.0	554	$4,845	$8.75	24d	1	0.13mi
1450 Washington St Unit 1450-07 San Francisco, CA	2.0	1.0	818	$6,500	$7.95	10d	1	0.15mi
1310 Jones St San Francisco, CA	2.0	2.0	1367	$10,250	$7.50	3d	4	0.20mi
1557 Washington St San Francisco, CA	1.0	1.0	600	$3,795	$6.33	24d	1	0.23mi
1221 Jones St San Francisco, CA	1.0	1.0	650	$7,000	$10.77	12d	1	0.24mi
959-961 Union St Unit 02 San Francisco, CA	1.0	1.0	650	$3,600	$5.54	3d	1	0.25mi
1224 Sacramento St Unit 1569483P San Francisco, CA	1.0	1.0	893	$7,512	$8.41	5d	1	0.28mi
2233 Larkin St San Francisco, CA	2.0	1.0	1100	$6,200	$5.64	2d	1	0.32mi
1190 Pine St San Francisco, CA	—	1.0	590	$2,800	$4.75	43d	1	0.38mi
1140 Greenwich St Unit 301 San Francisco, CA	1.0	1.0	1100	$3,500	$3.18	43d	1	0.40mi
770 Filbert St Unit 3 San Francisco, CA	2.0	1.0	1050	$5,190	$4.94	43d	1	0.40mi
950 Pine St San Francisco, CA	—	1.0	750	$2,650	$3.53	16d	1	0.42mi
1426 Stockton St San Francisco, CA	—	1.0	700	$3,100	$4.43	43d	1	0.45mi
903 Pine St San Francisco, CA	1.0	1.0	757	$4,495	$5.94	43d	1	0.47mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	884	$5,095	$5.76	3d	1	0.48mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	947	$5,195	$5.49	13d	1	0.48mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$8,510	$8.00	7d	2	0.48mi
1690 Broadway San Francisco, CA	1.0–2.0	1.0	761	$5,345	$7.02	7d	2	0.49mi
1472 Filbert St San Francisco, CA	2.0	1.0	941	$7,895	$8.39	11d	1	0.49mi
800 Bush St San Francisco, CA	2.0	1.0	1020	$4,650	$4.56	43d	1	0.50mi
81 Frank Norris St San Francisco, CA	1.0	1.0	620	$1,700	$2.74	13d	1	0.52mi
1305 Lombard St San Francisco, CA	2.0	2.0	1050	$8,995	$8.57	12d	1	0.54mi
845 Sutter St San Francisco, CA	1.0	1.0	700	$2,895	$4.14	14d	1	0.54mi
965 Sutter St San Francisco, CA	2.0	1.0–2.0	618	$3,377	$5.46	2d	1	0.54mi
1080 Sutter St San Francisco, CA	2.0	1.0	750	$4,150	$5.53	43d	1	0.55mi
1860 Jackson St San Francisco, CA	1.0	1.0	1000	$5,495	$5.50	3d	1	0.55mi
650 Chestnut St #104 San Francisco, CA	2.0	2.0	1080	$6,500	$6.02	7d	1	0.55mi
1750 Vallejo St Unit 402 San Francisco, CA	1.0	1.0	1000	$7,950	$7.95	16d	1	0.56mi
737 Bush St San Francisco, CA	1.0	1.0	750	$2,595	$3.46	14d	1	0.56mi
600 Chestnut St #301 San Francisco, CA	2.0	2.0	1098	$5,600	$5.10	43d	1	0.56mi
725 Leavenworth St Unit 5 San Francisco, CA	2.0	2.0	742	$4,600	$6.20	14d	1	0.57mi
71 Water St Unit 101 San Francisco, CA	2.0	1.0	738	$5,850	$7.93	43d	1	0.57mi
71 Water St Unit 301 San Francisco, CA	2.0	1.0	763	$5,950	$7.80	43d	1	0.57mi
71 Water St Unit 401 San Francisco, CA	2.0	1.0	763	$6,295	$8.25	43d	1	0.57mi
2080 Gough St San Francisco, CA	2.0	2.0	1000	$7,495	$7.50	24d	1	0.59mi
2550 Gough St #6 San Francisco, CA	1.0	1.0	1009	$3,269	$3.24	43d	1	0.59mi
540 Stockton St Apt 8 San Francisco, CA	2.0	1.0	725	$5,370	$7.41	2d	1	0.60mi
737 Post St San Francisco, CA	2.0	1.0–2.0	515	$3,882	$7.53	1d	11	0.60mi
1201 Sutter St #208 San Francisco, CA	1.0	1.0	531	$2,150	$4.05	43d	1	0.62mi

HOA detail condo

• Monthly dues: $128 · $1,536/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-31
   days on market $655,000 Active 128 DOM
2. 2026-05-01
   status Active
3. 2026-04-27
   historical Contingent - Show
4. 2026-03-18
   price $655,000
5. 2026-02-25
   price $770,000
6. 2026-01-23
   listed $775,000 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 2/10 Low 7 d/yr ≥79°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: $58,522
• − Mortgage interest: −$36,690
• − Property taxes: −$9,825
• − Insurance: −$3,275
• − Repairs & maintenance: −$4,682
• − Management: −$4,682
• − HOA: −$1,536
• − Depreciation: −$19,055
• Taxable loss: −$21,223
• Est. tax savings @ 24.0%: +$5,093
• After-tax cash flow: $-4,529/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): 54,553
• Household income: $106,018
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5272.0

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 0.66)
• Race & ethnicity: White 50% Asian 27% Hispanic / Latino 13% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 31% · China, Canada, Vietnam
• Languages at home: 64% English-only · Chinese 10% Spanish 7% Other Asian/Pacific 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: ▲ 5.02%
• Current HPI: 175.8886
• Rent YoY: ▲ 15.60%
• 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

-15.5% since first listed

5 events — show timeline

• 2026-05-01 Relisted — San Francisco MLS
• 2026-04-27 Contingent — San Francisco MLS
• 2026-03-18 Price Changed $655,000 San Francisco MLS
• 2026-02-25 Price Changed $770,000 San Francisco MLS
• 2026-01-23 Listed $775,000 San Francisco MLS