285 Main St #202 · San Francisco, CA 94105

$330,641

2 bd · 1.0 ba · 740 sqft · Condo public records · 264 Days on market

Built 2020 Excellent condition $447/sqft · 28% below area Est $500k · 34% under $925/mo HOA · 15% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0

Listing remarks MLS

Below Market Rate (BMR) housing opportunity available at MIRA through the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring and other restrictions. This home is a new home and has never been occupied. Explore a new angle on life at MIRA, luxury condominium homes developed by the team at Tishman Speyer and designed by award-winning architecture Studio Gang. Located at the corner of Main and Folsom Streets in San Francisco, CA, MIRA features iconic architecture, innovative layouts and a bold attitude. Fresh and forward-thinking, MIRA invites you to shift your perspective on living in San Francisco. All images are representative of the development.

Key facts

• Iconic architecture
• Innovative layouts
• New home

Tags

• NEW HOME
• LUXURY CONDOMINIUM HOMES
• ICONIC ARCHITECTURE
• INNOVATIVE LAYOUTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $331k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $331k).
• Recommended offer: $291k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+19.7%/yr); 242 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 32% of the median local income ($225k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $14k appreciation (4.3% 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 (4.3% appreciation + 8.0% rent growth), your $93k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,964 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.21%
• DSCR: 1.90
• GRM: 4.6

CMA / ARV

• ARV (median comp): $500,415
• List price: $330,641
• Delta: -33.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 1st St Unit N803	0.20mi	1/1.0 (-1)	713 (-4%)	0mo	$839,000	$1,177	79
425 1st St #2005	0.25mi	1/1.0 (-1)	710 (-4%)	1mo	$925,000	$1,303	76
355 1st St Unit S1801	0.21mi	1/1.0 (-1)	683 (-8%)	0mo	$888,000	$1,300	72
318 Spear St Unit 4E	0.06mi	1/1.0 (-1)	838 (+13%)	1mo	$988,000	$1,179	70
666 Post St #1404	1.15mi	1/1.0 (-1)	775 (+5%)	0mo	$488,000	$630	52
101 Lombard St Unit 23W	1.19mi	1/1.0 (-1)	804 (+9%)	1mo	$815,000	$1,014	45
1100 Leavenworth St #2	1.30mi	2/2.0	810 (+10%)	1mo	$799,000	$986	45
988 Harrison St #805	1.07mi	2/2.0	819 (+11%)	0mo	$949,000	$1,159	43
821 Folsom St #201	0.77mi	1/1.0 (-1)	652 (-12%)	1mo	$654,000	$1,003	40
832 Sutter St Apt 503	1.22mi	1/1.0 (-1)	598 (-19%)	0mo	$565,000	—	35
300 Berry St #1204	1.11mi	1/1.0 (-1)	851 (+15%)	0mo	$910,000	$1,069	35
1201 California St #507	1.22mi	1/1.0 (-1)	625 (-16%)	0mo	$660,000	$1,056	35

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

Projected returns pro-forma

4.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 33.4%
• Equity multiple: 3.10×
• Total profit: $194,505
• Equity at exit: $172,854

10-year hold

• IRR: 35.5%
• Equity multiple: 7.34×
• Total profit: $587,175
• Equity at exit: $286,959

Cash invested: $92,579 (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 →

Active competition Active MLS

• For sale now: 2 active · 14 under contract
• Median asking: $708,500 ($917/sqft)
• Median days on market: 67 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -26.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94105

• Home prices YoY: 2.4%
• Rents YoY: 19.7%
• Active inventory: 242
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $6,048 high
• Mortgage (P&I): −$1,734
• Tax from tax record: −$422 /mo · $5,068/yr
• Insurance: −$138
• HOA: −$925
• Vacancy / Maint / Mgmt: −$1,270
• Net cashflow: $1,559

Break-even live

Break-even rent $4,075

Max offer price $330,641

Occupancy floor 69%

Sensitivity live

Price	-10% $1,746	-5% $1,653	+0% $1,559	+5% $1,466	+10% $1,372
Rent	-10% $1,081	-5% $1,320	+0% $1,559	+5% $1,798	+10% $2,037
Rate	-1.0pp $1,726	-0.5pp $1,643	base $1,559	+0.5pp $1,474	+1.0pp $1,386

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: $82,660
• Closing costs: $9,919
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Main St San Francisco, CA	1.0	1.0	700	$1,900	$2.71	88d	1	0.08mi
333 Main St San Francisco, CA	1.0	1.0	701	$4,950	$7.06	1d	2	0.08mi
338 Spear St San Francisco, CA	2.0–3.0	2.0	593	$7,000	$11.79	6d	3	0.08mi
88 Howard St San Francisco, CA	2.0	1.0	661	$6,736	$10.18	1d	11	0.12mi
299 Fremont St San Francisco, CA	2.0	1.0–2.0	692	$7,542	$10.90	0d	8	0.13mi
388 Beale St San Francisco, CA	1.0–2.0	1.0–2.0	677	$7,343	$10.84	0d	5	0.16mi
333 Fremont St San Francisco, CA	1.0–2.0	1.0–1.5	683	$6,069	$8.89	0d	3	0.17mi
403 Main St Unit 208N San Francisco, CA	1.0	1.0	539	$4,500	$8.35	1d	1	0.18mi
403 Main St Unit 208N San Francisco, CA	1.0	1.0	539	$4,500	$8.35	9d	1	0.18mi
201 Harrison St San Francisco, CA	1.0	1.0	488	$4,200	$8.61	10d	1	0.19mi
399 Fremont St San Francisco, CA	2.0	1.0–2.5	962	$9,661	$10.04	0d	24	0.19mi
201 Harrison St Unit 3A San Francisco, CA	1.0	1.0	572	$1,900	$3.32	162d	1	0.19mi
340 Fremont St San Francisco, CA	3.0	1.0–3.0	1146	$5,680	$4.96	0d	6	0.21mi
400 Beale St San Francisco, CA	1.0–2.0	1.0–2.0	946	$6,900	$7.29	79d	2	0.21mi
333 1st St Unit N1005 San Francisco, CA	1.0	1.0	709	$5,300	$7.48	10d	1	0.22mi
333 1st St Unit N803L San Francisco, CA	1.0	1.0	713	$5,500	$7.71	43d	1	0.22mi
333 1st St Unit N1005 San Francisco, CA	1.0	1.0	709	$5,300	$7.48	32d	1	0.22mi
355 1st St Unit S801 San Francisco, CA	1.0	1.0	675	$5,000	$7.41	53d	1	0.23mi
355 1st St Unit S1406 San Francisco, CA	1.0	1.0	691	$5,195	$7.52	10d	1	0.23mi
401 Harrison St San Francisco, CA	1.0–2.0	1.0–2.0	1148	$10,000	$8.71	94d	1	0.25mi
38 Bryant St #806 San Francisco, CA	1.0	1.0	582	$3,995	$6.86	184d	1	0.25mi
500 Folsom St San Francisco, CA	1.0	1.0	693	$6,887	$9.93	0d	20	0.26mi
425 1st St #4404 San Francisco, CA	1.0	1.0	605	$5,950	$9.83	79d	1	0.27mi
425 1st St #4504 San Francisco, CA	1.0	1.0	605	$5,790	$9.57	55d	1	0.27mi
390 1st St San Francisco, CA	2.0	1.0–2.0	826	$9,940	$12.03	0d	18	0.28mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	734	$9,283	$12.65	2d	3	0.30mi
3 Bayside Village Pl San Francisco, CA	2.0	1.0–2.0	779	$7,480	$9.60	2d	32	0.33mi
501 Delancey St #182 San Francisco, CA	1.0	1.0	640	$3,880	$6.06	2d	1	0.34mi
149 New Montgomery St San Francisco, CA	3.0	1.0–2.5	1121	$9,033	$8.05	0d	53	0.46mi
201 Sansome St #401 San Francisco, CA	1.0	1.0	658	$6,950	$10.56	135d	1	0.53mi
201 Sansome St San Francisco, CA	1.0	1.0	662	$5,075	$7.67	117d	2	0.53mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$5,217	$5.65	0d	15	0.54mi
2 Townsend St Unit 4110 San Francisco, CA	1.0	1.0	630	$4,400	$6.98	79d	1	0.55mi
2 Townsend St San Francisco, CA	1.0–2.0	1.0–2.0	831	$7,925	$9.54	0d	9	0.56mi
460 Davis Ct San Francisco, CA	2.0	1.0–2.5	861	$11,110	$12.90	1d	51	0.58mi
88 Townsend St San Francisco, CA	1.0	1.0	681	$4,250	$6.24	10d	1	0.62mi
88 Townsend St #311 San Francisco, CA	1.0	1.0	632	$4,450	$7.04	165d	1	0.63mi
139 Stillman St #4 San Francisco, CA	1.0	1.0	715	$4,095	$5.73	69d	1	0.69mi
21 Clarence Pl San Francisco, CA	2.0	1.0–2.0	584	$6,800	$11.63	2d	8	0.70mi
788 Harrison St San Francisco, CA	2.0	1.0–2.0	728	$5,907	$8.11	0d	10	0.74mi

HOA detail $925/mo · $11,100/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $330,641 Active 264 DOM
2. 2026-11-07
   days on market $330,641 Active 263 DOM
3. 2026-11-06
   days on market $330,641 Active 262 DOM
4. 2026-11-05
   days on market $330,641 Active 261 DOM
5. 2026-11-04
   days on market $330,641 Active 260 DOM
6. 2026-11-02
   days on market $330,641 Active 258 DOM
7. 2026-11-01
   days on market $330,641 Active 257 DOM
8. 2026-10-31
   days on market $330,641 Active 256 DOM
9. 2026-10-30
   days on market $330,641 Active 255 DOM
10. 2026-10-29
    days on market $330,641 Active 254 DOM
11. 2026-10-28
    days on market $330,641 Active 253 DOM
12. 2026-10-27
    days on market $330,641 Active 252 DOM
13. 2026-10-26
    days on market $330,641 Active 251 DOM
14. 2026-10-25
    days on market $330,641 Active 250 DOM
15. 2026-10-24
    days on market $330,641 Active 249 DOM
16. 2026-10-23
    days on market $330,641 Active 248 DOM
17. 2026-10-22
    days on market $330,641 Active 247 DOM
18. 2026-10-21
    days on market $330,641 Active 246 DOM
19. 2026-10-20
    days on market $330,641 Active 245 DOM
20. 2026-10-19
    days on market $330,641 Active 244 DOM
21. 2026-10-18
    days on market $330,641 Active 243 DOM
22. 2026-10-17
    days on market $330,641 Active 242 DOM
23. 2026-10-16
    days on market $330,641 Active 241 DOM
24. 2026-10-15
    days on market $330,641 Active 240 DOM
25. 2026-10-14
    days on market $330,641 Active 239 DOM
26. 2026-10-13
    days on market $330,641 Active 238 DOM
27. 2026-10-12
    days on market $330,641 Active 237 DOM
28. 2026-10-11
    days on market $330,641 Active 236 DOM
29. 2026-10-10
    days on market $330,641 Active 235 DOM
30. 2026-10-09
    days on market $330,641 Active 234 DOM
31. 2026-10-08
    days on market $330,641 Active 233 DOM
32. 2026-10-07
    days on market $330,641 Active 232 DOM
33. 2026-10-06
    days on market $330,641 Active 231 DOM
34. 2026-10-05
    days on market $330,641 Active 230 DOM
35. 2026-10-04
    days on market $330,641 Active 229 DOM
36. 2026-10-03
    days on market $330,641 Active 228 DOM
37. 2026-10-02
    days on market $330,641 Active 227 DOM
38. 2026-10-01
    days on market $330,641 Active 226 DOM
39. 2026-09-30
    days on market $330,641 Active 225 DOM
40. 2026-09-29
    days on market $330,641 Active 224 DOM
41. 2026-09-28
    days on market $330,641 Active 223 DOM
42. 2026-09-27
    days on market $330,641 Active 222 DOM
43. 2026-09-26
    days on market $330,641 Active 221 DOM
44. 2026-09-25
    days on market $330,641 Active 220 DOM
45. 2026-09-24
    days on market $330,641 Active 219 DOM
46. 2026-09-23
    days on market $330,641 Active 218 DOM
47. 2026-09-22
    days on market $330,641 Active 217 DOM
48. 2026-09-21
    days on market $330,641 Active 216 DOM
49. 2026-09-20
    days on market $330,641 Active 215 DOM
50. 2026-09-19
    days on market $330,641 Active 214 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: $5,068 · $422/mo
• Projected year-2 tax: $5,068 · $422/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥79°F today · 15 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: $72,582
• − Mortgage interest: −$18,521
• − Property taxes: −$5,068
• − Insurance: −$1,653
• − Repairs & maintenance: −$5,807
• − Management: −$5,807
• − HOA: −$11,100
• − Depreciation: −$9,619
• Taxable income: $15,008
• Est. tax owed @ 24.0%: −$3,602
• After-tax cash flow: $15,110/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 · 12 photos

Excellent 95/100 None rehab

This move-in ready condo is in excellent condition with modern finishes and a prime location. It's a great opportunity for investors looking to capitalize on the housing market in San Francisco.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's appeal and make it more marketable. ↑
• Rental Landscaping the exterior — A well-maintained exterior can attract more renters and increase rental value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

Zoned Schools

Elementary Webster (Daniel) Elementary Middle Aptos Middle High S.f. International High

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

B Composite livability gradescore 76/100

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 · 1,030,936 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 13,861
• Household income: $225,000
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 8% of renters

---

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 0.61)
• Race & ethnicity: Asian 53% White 31% Hispanic / Latino 9% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Languages at home: 52% English-only · Chinese 22% Other Indo-European 6% Spanish 6%

---

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: ▲ 4.27%
• Current HPI: 179.3791
• Rent YoY: ▲ 19.74%
• 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

• 2026-02-17 Listed $330,641 San Francisco MLS

Property tax history

+12.5%/yr

Latest (2025): $5,068 · +3.2% YoY. Source: county tax records.