1230 Jackson St · San Francisco, CA 94109

$3,195,000

12 bd · 6.0 ba · 4,986 sqft · MultiFamily public records · 76 Days on market

Built 1911 2,792 sqft lot $641/sqft · 43% above area Est $2229k · 43% over

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Why this score? — see what drove the C 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 +20.4/30.0
• Appreciation +7.5/10.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

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 MLS

Situated on a quiet, well-located block in Nob Hill, 1230 Jackson Street presents a compelling opportunity to acquire a boutique apartment building in one of San Francisco's most consistently sought-after rental neighborhoods. The property offers immediate access to the Polk Street corridor, as well as close proximity to Union Square, North Beach, and Downtown, providing tenants with a highly walkable and convenient urban lifestyle. The building comprises six (6) spacious two-bedroom, one-bath units, a unit mix that continues to outperform in today's rental market due to its versatility and broad tenant appeal. Interiors are well-maintained with updated kitchens featuring quartz countertops, modern cabinetry, and gas appliances, along with hardwood flooring and generous living areas that enhance livability. Beyond the units, the asset benefits from a number of practical features that support both tenant retention and long-term ownership, including in-unit laundry in most apartments, dedicated storage, a shared backyard, and one on-site parking space. The building has also completed required soft-story seismic work and maintains compliant life-safety systems, offering a level of operational comfort for future ownership. With strong existing income and the ability to further optimize rents over time, 1230 Jackson Street represents a well-balanced investmentcombining solid fundamentals, an efficient unit mix, and a premier location that continues to attract long-term renters.

Key facts

• 2,792 sq ft lot
• Garage
• Built 1911

What this means for you Summary

Snapshot

• This is a 12-bed/6.0-bath multifamily listed at $3.19M.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $3.16M (1.2% below list).
• Recommended offer: $3.00M (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $31,562/mo this rent would consume 357% 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 $183k of equity ($22k loan paydown + $160k 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.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $895k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$293k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($3.00M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $1.95M; list at $3.19M implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $3,003,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $2,229,090
• List price: $3,195,000
• Delta: 43.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Bernard St	0.13mi	12/—	4,950 (-1%)	15mo	$2,100,000	$424	81
1375 Sacramento St	0.21mi	11/— (-1)	5,194 (+4%)	6mo	$2,900,000	$558	73
122-132 Jasper Pl	0.56mi	12/—	5,016 (+1%)	20mo	$1,400,000	$279	56
857-863 Lombard St	0.49mi	12/—	5,400 (+8%)	24mo	$3,150,000	$583	44
1329-1333 Powell St	0.30mi	12/7.0	4,372 (-12%)	22mo	$1,575,000	$360	43
2128-2132 Larkin St	0.31mi	12/3.0	5,505 (+10%)	20mo	$2,400,000	$436	39
761 Pine St	0.48mi	13/4.0 (+1)	4,338 (-13%)	8mo	$2,200,000	$507	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.2%
• Equity multiple: 2.31×
• Total profit: $1,170,963
• Equity at exit: $1,814,704

10-year hold

• IRR: 22.1%
• Equity multiple: 5.15×
• Total profit: $3,709,818
• Equity at exit: $3,135,358

Cash invested: $894,600 (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: 50.6×

Monthly cashflow live

• Estimated rent: $31,562 high
• Mortgage (P&I): −$16,755
• Tax from tax record: −$2,700 /mo · $32,397/yr
• Insurance: −$1,331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,628
• Net cashflow: $4,148

Break-even live

Break-even rent $26,311

Max offer price $3,195,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$31,560
Total (6 units)			$31,562

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: $798,750
• Closing costs: $95,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-09
   days on market $3,195,000 Active 76 DOM
2. 2026-06-08
   days on market $3,195,000 Active 75 DOM
3. 2026-06-07
   days on market $3,195,000 Active 74 DOM
4. 2026-06-04
   days on market $3,195,000 Active 71 DOM
5. 2026-06-03
   days on market $3,195,000 Active 70 DOM
6. 2026-06-02
   days on market $3,195,000 Active 69 DOM
7. 2026-06-01
   days on market $3,195,000 Active 68 DOM
8. 2026-05-31
   days on market $3,195,000 Active 67 DOM
9. 2026-03-25
   listed $3,195,000 Active 1497-char remark

   Show marketing remark (1497 chars)

   Situated on a quiet, well-located block in Nob Hill, 1230 Jackson Street presents a compelling opportunity to acquire a boutique apartment building in one of San Francisco's most consistently sought-after rental neighborhoods. The property offers immediate access to the Polk Street corridor, as well as close proximity to Union Square, North Beach, and Downtown, providing tenants with a highly walkable and convenient urban lifestyle. The building comprises six (6) spacious two-bedroom, one-bath units, a unit mix that continues to outperform in today's rental market due to its versatility and broad tenant appeal. Interiors are well-maintained with updated kitchens featuring quartz countertops, modern cabinetry, and gas appliances, along with hardwood flooring and generous living areas that enhance livability. Beyond the units, the asset benefits from a number of practical features that support both tenant retention and long-term ownership, including in-unit laundry in most apartments, dedicated storage, a shared backyard, and one on-site parking space. The building has also completed required soft-story seismic work and maintains compliant life-safety systems, offering a level of operational comfort for future ownership. With strong existing income and the ability to further optimize rents over time, 1230 Jackson Street represents a well-balanced investmentcombining solid fundamentals, an efficient unit mix, and a premier location that continues to attract long-term renters.

10. 2025-07-16
    price $2,950,000
11. 2025-04-11
    listed $3,095,000 Active
12. 2020-09-09
    price $2,995,000
13. 2020-06-25
    price $3,285,000
14. 2020-06-05
    listed $3,495,000 Active
15. 2019-09-30
    historical Canceled
16. 2019-06-14
    listed $3,300,000 Active
17. 2018-10-15
    historical
18. 2018-10-02
    price $2,995,000
19. 2018-08-16
    price $3,200,000
20. 2018-08-16
    listed $12,200,000 Active
21. 2014-09-02
    soldstatus $1,950,000 Closed
22. 2014-09-02
    soldstatus $1,950,000
23. 2014-04-08
    status Contingent - Show
24. 2014-03-21
    listed $1,895,000 Active

ⓘ 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: $32,397 · $2,700/mo
• Projected year-2 tax: $32,397 · $2,700/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: $378,744
• − Mortgage interest: −$178,970
• − Property taxes: −$32,397
• − Insurance: −$15,975
• − Repairs & maintenance: −$30,300
• − Management: −$30,300
• − Depreciation: −$92,945
• Taxable loss: −$2,142
• Est. tax savings @ 24.0%: +$514
• After-tax cash flow: $50,291/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.

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

+68.6% since first listed

16 events — show timeline

• 2026-03-25 Listed $3,195,000 San Francisco MLS
• 2025-07-16 Price Changed $2,950,000 San Francisco MLS
• 2025-04-11 Listed $3,095,000 San Francisco MLS
• 2020-09-09 Price Changed $2,995,000 San Francisco MLS
• 2020-06-25 Price Changed $3,285,000 San Francisco MLS
• 2020-06-05 Listed $3,495,000 San Francisco MLS
• 2019-09-30 Delisted — San Francisco MLS
• 2019-06-14 Listed $3,300,000 San Francisco MLS
• 2018-10-15 Delisted — San Francisco MLS
• 2018-10-02 Price Changed $2,995,000 San Francisco MLS
• 2018-08-16 Price Changed $3,200,000 San Francisco MLS
• 2018-08-16 Listed $12,200,000 San Francisco MLS
• 2014-09-02 Sold (Public Records) $1,950,000 Public Records
• 2014-09-02 Sold (MLS) $1,950,000 San Francisco MLS
• 2014-04-08 Pending — San Francisco MLS
• 2014-03-21 Listed $1,895,000 San Francisco MLS

Property tax history

+15.5%/yr

Latest (2025): $32,397 · +3.3% YoY. Source: county tax records.