1915 Laguna St #2 · San Francisco, CA 94115

$778,000

1 bd · 1.0 ba · 887 sqft · SingleFamily · 135 Days on market

Built 1922 2,495 sqft lot $877/sqft · at area comps Est $819k · at est. $432/mo HOA · 8% of rent

---

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).

• ARV discount +9.7/15.0
• Appreciation +9.3/10.0
• Cash flow +5.4/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 1915 Laguna #2. This charming & remodeled 1 bed / 1 bath nestled in the heart of Lower Pacific Heights is central to all parts of San Francisco. The newly remodeled kitchen offers a full-size refrigerator, granite countertops, and new appliances for anyone looking for a turn key residence. Adding onto the unit is a freshly updated bathroom to complete the package. The unit has upside potential of converting into a formal 2 bedroom unit or leave as-is for a spacious 1 bedroom with formal dining & living areas. Sitting at the rear of the building offers privacy and makes street noise obsolete. The building has a ground-floor common area with additional storage options and personal laundry for the unit. Within a short walk, you'll find yourself on Fillmore street where residents can enjoy a vibrant mix of dining options, boutique shopping and convenient public transportation. The building's charming period details provide an excellent foundation for modernization. At this price-point you don't want to miss this!

Key facts

• Formal dining
• Formal living areas
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• UPDATED BATHROOM
• FORMAL DINING
• FORMAL LIVING AREAS
• GROUND-FLOOR COMMON AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $778k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $533k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $521k (33.0% below list).
• Recommended offer: $521k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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 (+20.6%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 41% of the median local income ($152k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $72k of equity ($5k loan paydown + $66k appreciation (8.5% 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 ~$115k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($685k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $521,177 (33.0% 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 135 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1922 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.32%
• DSCR: 0.59
• GRM: 12.4

CMA / ARV

• ARV (median comp): $818,920
• List price: $778,000
• Delta: -5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1915 Laguna St #4	0.01mi	1/1.0	863 (-3%)	9mo	$650,000	$753	87
2315 Sacramento St #5	0.14mi	1/1.5	798 (-10%)	11mo	$800,000	$1,003	65
2315 Sacramento St #4	0.14mi	1/1.5	1,010 (+14%)	13mo	$995,000	$985	57
1449 Hyde St #3	0.70mi	2/1.0 (+1)	821 (-7%)	5mo	$760,000	$926	45
1449 Hyde St #5	0.70mi	2/1.0 (+1)	821 (-7%)	6mo	$775,000	$944	45
1520 Clay St	0.66mi	2/1.0 (+1)	928 (+5%)	23mo	$975,530	$1,051	38
1324 California St Unit A	0.72mi	2/1.0 (+1)	809 (-9%)	12mo	$649,000	$802	37
1910 Divisadero St #1	0.60mi	2/1.0 (+1)	825 (-7%)	22mo	$760,000	$921	37
1630 Sacramento St #1	0.54mi	1/1.0	780 (-12%)	23mo	$705,000	$904	35
1324 California St	0.72mi	2/1.5 (+1)	1,016 (+14%)	15mo	$727,204	$716	23

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

Projected returns pro-forma

8.52% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.22×
• Total profit: $266,570
• Equity at exit: $618,631

10-year hold

• IRR: 16.6%
• Equity multiple: 5.25×
• Total profit: $925,452
• Equity at exit: $1,255,241

Cash invested: $217,840 (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 94115

• Home prices YoY: 3.9%
• Rents YoY: 20.6%
• Active inventory: 64
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $5,212 high
• Mortgage (P&I): −$4,080
• Tax est. 1.5%: −$972 /mo · $11,670/yr
• Insurance: −$324
• HOA: −$432
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $-1,691

Break-even live

Break-even rent $7,353

Max offer price $533,268

Occupancy floor —

Sensitivity live

Price	-10% $-1,154	-5% $-1,422	+0% $-1,691	+5% $-1,960	+10% $-2,229
Rent	-10% $-2,103	-5% $-1,897	+0% $-1,691	+5% $-1,485	+10% $-1,280
Rate	-1.0pp $-1,299	-0.5pp $-1,493	base $-1,691	+0.5pp $-1,893	+1.0pp $-2,098

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: $194,500
• Closing costs: $23,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Sacramento St #1207 San Francisco, CA	2.0	2.0	1000	$10,000	$10.00	23d	1	0.12mi
2055 Sacramento St San Francisco, CA	1.0	1.0	612	$4,495	$7.34	3d	1	0.17mi
1635 Gough St San Francisco, CA	3.0	1.0–2.0	880	$5,682	$6.46	0d	2	0.19mi
1701-1717 Bush St Unit 16 San Francisco, CA	2.0	1.0	750	$4,000	$5.33	45d	1	0.20mi
1511 Gough St Unit 306 San Francisco, CA	1.0	1.0	595	$3,895	$6.55	4d	1	0.21mi
2190 Washington St San Francisco, CA	1.0	1.0	950	$12,000	$12.63	3d	1	0.25mi
2080 Gough St San Francisco, CA	2.0	2.0	1000	$7,495	$7.50	25d	1	0.30mi
2474 Washington St Unit 1569494P San Francisco, CA	1.0	1.0	947	$5,555	$5.87	0d	1	0.34mi
131 Wilmot St San Francisco, CA	1.0	1.5	850	$4,655	$5.48	45d	1	0.34mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$8,510	$8.00	9d	2	0.38mi
2075 Sutter St #525 San Francisco, CA	2.0	2.0	1084	$7,000	$6.46	45d	1	0.38mi
1860 Jackson St San Francisco, CA	1.0	1.0	1000	$5,495	$5.50	4d	1	0.38mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	947	$5,195	$5.49	15d	1	0.38mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	748	$5,020	$6.71	0d	2	0.38mi
1489 Webster St San Francisco, CA	2.0	1.0	783	$4,095	$5.23	21d	1	0.39mi
1889 Broadway Unit 107 San Francisco, CA	1.0	1.0	529	$3,600	$6.81	45d	1	0.41mi
1 Daniel Burnham Ct San Francisco, CA	1.0	1.0	700	$4,075	$5.82	45d	2	0.42mi
1 Daniel Burnham Ct #106 San Francisco, CA	1.0	1.0	800	$4,200	$5.25	4d	1	0.42mi
1737 Jackson St Unit 304 San Francisco, CA	1.0	1.0	675	$4,995	$7.40	0d	1	0.42mi
1100 Gough St San Francisco, CA	2.0	1.0	785	$4,500	$5.73	19d	1	0.44mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$5,056	$7.22	0d	12	0.44mi
2398 Pacific Ave San Francisco, CA	1.0	1.0	1000	$8,950	$8.95	23d	1	0.44mi
248 Myrtle St San Francisco, CA	2.0	1.0	975	$4,500	$4.62	19d	1	0.45mi
2400 Pacific Ave San Francisco, CA	1.0	1.0	650	$4,900	$7.54	21d	1	0.46mi
81 Frank Norris St San Francisco, CA	1.0	1.0	620	$1,700	$2.74	15d	1	0.48mi
1201 Sutter St #208 San Francisco, CA	1.0	1.0	531	$2,150	$4.05	45d	1	0.49mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$5,464	$7.29	0d	18	0.49mi
2100 Post St San Francisco, CA	1.0	1.0	606	$3,995	$6.59	4d	1	0.50mi
1690 Broadway San Francisco, CA	1.0–2.0	1.0	761	$5,345	$7.02	0d	3	0.52mi
1310 Fillmore St #608 San Francisco, CA	1.0	1.0	744	$3,975	$5.34	45d	1	0.53mi
950 Franklin St San Francisco, CA	1.0	1.0	573	$4,045	$7.06	4d	1	0.53mi
1415 Eddy St San Francisco, CA	2.0	1.0	800	$4,950	$6.19	25d	1	0.53mi
1750 Vallejo St Unit 402 San Francisco, CA	1.0	1.0	1000	$7,950	$7.95	18d	1	0.55mi
2051 Scott St #101 San Francisco, CA	1.0	1.0	615	$3,150	$5.12	18d	1	0.56mi
1501 Larkin St San Francisco, CA	2.0	1.0	1000	$4,200	$4.20	0d	1	0.56mi
2550 Gough St #6 San Francisco, CA	1.0	1.0	1009	$3,269	$3.24	45d	1	0.56mi
851 Van Ness Ave #306 San Francisco, CA	2.0	2.0	909	$4,700	$5.17	14d	1	0.56mi
830 Eddy St San Francisco, CA	1.0	1.0	775	$5,504	$7.10	0d	2	0.57mi
812 Eddy St San Francisco, CA	1.0	1.0	580	$3,495	$6.03	25d	1	0.59mi
1080 Sutter St San Francisco, CA	2.0	1.0	750	$4,150	$5.53	45d	1	0.60mi

HOA detail

• Monthly dues: $432 · $5,184/yr

Listing history 18 events

1. 2026-06-21
   days on market $778,000 Active 135 DOM
2. 2026-06-18
   days on market $778,000 Active 132 DOM
3. 2026-06-17
   days on market $778,000 Active 131 DOM
4. 2026-06-16
   days on market $778,000 Active 130 DOM
5. 2026-06-15
   days on market $778,000 Active 129 DOM
6. 2026-06-13
   days on market $778,000 Active 127 DOM
7. 2026-06-13
   days on market $778,000 Active 126 DOM
8. 2026-06-09
   days on market $778,000 Active 123 DOM
9. 2026-06-08
   days on market $778,000 Active 122 DOM
10. 2026-06-07
    days on market $778,000 Active 121 DOM
11. 2026-06-04
    days on market $778,000 Active 118 DOM
12. 2026-06-03
    days on market $778,000 Active 117 DOM
13. 2026-06-02
    days on market $778,000 Active 116 DOM
14. 2026-06-01
    days on market $778,000 Active 115 DOM
15. 2026-05-31
    days on market $778,000 Active 114 DOM
16. 2026-04-17
    price $778,000 1047-char remark

    Show marketing remark (1047 chars)

    Welcome to 1915 Laguna #2. This charming & remodeled 1 bed / 1 bath nestled in the heart of Lower Pacific Heights is central to all parts of San Francisco. The newly remodeled kitchen offers a full-size refrigerator, granite countertops, and new appliances for anyone looking for a turn key residence. Adding onto the unit is a freshly updated bathroom to complete the package. The unit has upside potential of converting into a formal 2 bedroom unit or leave as-is for a spacious 1 bedroom with formal dining & living areas. Sitting at the rear of the building offers privacy and makes street noise obsolete. The building has a ground-floor common area with additional storage options and personal laundry for the unit. Within a short walk, you'll find yourself on Fillmore street where residents can enjoy a vibrant mix of dining options, boutique shopping and convenient public transportation. The building's charming period details provide an excellent foundation for modernization. At this price-point you don't want to miss this!

17. 2026-02-06
    listed $798,000 Active 1047-char remark

    Show marketing remark (1047 chars)

    Welcome to 1915 Laguna #2. This charming & remodeled 1 bed / 1 bath nestled in the heart of Lower Pacific Heights is central to all parts of San Francisco. The newly remodeled kitchen offers a full-size refrigerator, granite countertops, and new appliances for anyone looking for a turn key residence. Adding onto the unit is a freshly updated bathroom to complete the package. The unit has upside potential of converting into a formal 2 bedroom unit or leave as-is for a spacious 1 bedroom with formal dining & living areas. Sitting at the rear of the building offers privacy and makes street noise obsolete. The building has a ground-floor common area with additional storage options and personal laundry for the unit. Within a short walk, you'll find yourself on Fillmore street where residents can enjoy a vibrant mix of dining options, boutique shopping and convenient public transportation. The building's charming period details provide an excellent foundation for modernization. At this price-point you don't want to miss this!

18. 2025-05-02
    listed $699,000 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 8 d/yr ≥79°F today · 17 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: $62,541
• − Mortgage interest: −$43,580
• − Property taxes: −$11,670
• − Insurance: −$3,890
• − Repairs & maintenance: −$5,003
• − Management: −$5,003
• − HOA: −$5,184
• − Depreciation: −$22,633
• Taxable loss: −$34,422
• Est. tax savings @ 24.0%: +$8,261
• After-tax cash flow: $-12,034/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): 32,629
• Household income: $151,524
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 2151.0

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 0.70)
• Race & ethnicity: White 49% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 3% Romanian 3% Lithuanian 3%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 6% Chinese 5% Russian/Polish/Slavic 3%

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: ▲ 8.52%
• Current HPI: 224.7175
• Rent YoY: ▲ 20.62%
• 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

+11.3% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $778,000 San Francisco MLS
• 2026-02-06 Listed $798,000 San Francisco MLS
• 2025-05-02 Listed $699,000 San Francisco MLS