374 19th Ave · San Francisco, CA 94121

$1,500,000

8 bd · 6.0 ba · 4,456 sqft · MultiFamily public records · 15 Days on market

Built 1964 3,001 sqft lot Est $2464k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 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 (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

374 19th Avenue is a well-maintained six-unit apartment building located in San Francisco's highly desirable Richmond District. The property offers stable in-place income with long-term appreciation potential, making it an attractive opportunity for multifamily investors. Situated on a 3,000-square-foot lot, the building was constructed in 1964 and totals approximately 4,456 square feet. It features a desirable unit mix of four one-bedroom/one-bath units and two two-bedroom/one-bath units, supporting strong and consistent tenant demand. Additional amenities include six garage parking spaces and dedicated storage. Conveniently located near Geary Boulevard, 374 19th Ave provides easy access t

Key facts

• 000-square-foot lot
• 3
• Prime location

Tags

• SIX-UNIT APARTMENT BUILDING
• STABLE IN-PLACE INCOME
• QUALITY MULTIFAMILY ASSET
• PRIME LOCATION
• 3
• 000-SQUARE-FOOT LOT

Property features AI

Finance

• Financial info: Six-unit building with six total units (six leased); Unit mix includes one- and two-bedroom apartments (four 1-bed and two 2-bed occupied); Units are not furnished
• HOA & community: No association fee

Exterior

• Parking: Attached parking with inside entrance; Carport spaces for 6 vehicles; Four covered parking spaces; Total of 6 parking spaces; Has an attached garage and a carport
• Utilities: City utilities; Public water; Electricity on separate meters
• Home design: Residential income property (multi-family); Mid-century style; Three or more levels; Original condition
• Construction: Built in 1964; Stone and stucco construction; Concrete perimeter foundation
• Exterior features: Regular-shaped lot

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator
• Bedrooms: Eight bedrooms total
• Flooring: Carpet; Linoleum
• Bathrooms: Three full bathrooms
• Interior features: Carpet and linoleum flooring; Basement used for storage
• Laundry & utility: Separate electric meters for units

🏷️ Possibly a rental listed for sale. The $1,500,000 price doesn't fit this home's estimated sale value (~$2,464,168) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 8-bed/6.0-bath multifamily listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $7k ($88k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($21k rent vs $1.50M).
• Recommended offer: $1.48M (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 (+13.0%/yr); 74 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $21,238/mo this rent would consume 191% of the median local household income ($133k/yr) (locally 2072% 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 $10k of loan paydown is wiped out by about $45k 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 $420k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($1.48M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,477,500 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.42% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.99%
• DSCR: 1.93
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $2,464,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
456-458 11th Ave	0.49mi	9/6.0 (+1)	4,512 (+1%)	2mo	$2,600,000	$576	69
251-255 14th Ave	0.31mi	9/5.0 (+1)	4,332 (-3%)	8mo	$1,800,000	$416	65
369-371 21st Ave	0.15mi	8/5.0	4,038 (-9%)	12mo	$2,015,000	$499	64
134-136A 17th Ave	0.33mi	8/4.0	4,083 (-8%)	2mo	$3,500,000	$857	61
463 23rd Ave	0.28mi	8/5.0	3,890 (-13%)	3mo	$2,150,000	$553	59
725 18th Ave	0.46mi	8/6.0	4,040 (-9%)	11mo	$1,528,000	$378	54
154-156 Funston Ave	0.46mi	8/5.0	3,907 (-12%)	5mo	$4,100,000	$1,049	50
350 11th Ave	0.48mi	8/—	4,004 (-10%)	18mo	$1,600,000	$400	46
601-607 9th Ave	0.65mi	8/4.0	4,226 (-5%)	12mo	$1,250,000	$296	43
278 7th Ave	0.73mi	8/4.0	4,200 (-6%)	10mo	$2,400,000	$571	40
166 10th Ave	0.60mi	8/2.0	4,120 (-8%)	13mo	$1,512,500	$367	33
359-361 31st Ave	0.75mi	7/4.0 (-1)	4,992 (+12%)	8mo	$3,300,000	$661	25

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: 18.7%
• Equity multiple: 1.80×
• Total profit: $336,914
• Equity at exit: $223,655

10-year hold

• IRR: 30.2%
• Equity multiple: 4.35×
• Total profit: $1,405,803
• Equity at exit: $129,693

Cash invested: $420,000 (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 94121

• Rents YoY: 13.0%
• Active inventory: 74
• Price-to-rent: 36.4×

Monthly cashflow live

• Estimated rent: $21,238 high
• Mortgage (P&I): −$7,866
• Tax from tax record: −$939 /mo · $11,267/yr
• Insurance: −$625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,460
• Net cashflow: $7,348

Break-even live

Break-even rent $11,937

Max offer price $1,500,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$13,736
▸ 2× units	2	1	$7,502
Total (6 units)			$21,238

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: $375,000
• Closing costs: $45,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $1,500,000 Active 15 DOM
2. 2026-06-17
   days on market $1,500,000 Active 14 DOM
3. 2026-06-16
   days on market $1,500,000 Active 13 DOM
4. 2026-06-15
   days on market $1,500,000 Active 12 DOM
5. 2026-06-13
   days on market $1,500,000 Active 10 DOM
6. 2026-06-13
   days on market $1,500,000 Active 9 DOM
7. 2026-06-09
   days on market $1,500,000 Active 6 DOM
8. 2026-06-08
   days on market $1,500,000 Active 5 DOM
9. 2026-06-07
   days on market $1,500,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $1,500,000 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: $11,267 · $939/mo
• Projected year-2 tax: $11,400 · $950/mo
• Expected delta: +$133/yr (+$11/mo · 1.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥77°F today · 17 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: $254,856
• − Mortgage interest: −$84,023
• − Property taxes: −$11,267
• − Insurance: −$7,500
• − Repairs & maintenance: −$20,388
• − Management: −$20,388
• − Depreciation: −$43,636
• Taxable income: $67,652
• Est. tax owed @ 24.0%: −$16,237
• After-tax cash flow: $71,939/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): 41,995
• Household income: $133,358
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 2072.0

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 42% White 41% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 3% Lithuanian 2% Romanian 2%
• Foreign-born: 35% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 22% Russian/Polish/Slavic 4% Spanish 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: ▼ -1078.57%
• Current HPI: 266.5786
• Rent YoY: ▲ 13.03%
• 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

1 event — show timeline

• 2026-06-03 Listed $1,500,000 San Francisco MLS

Property tax history

+2.0%/yr

Latest (2025): $11,267 · +3.0% YoY. Source: county tax records.