140 South Van Ness Ave #707 · San Francisco, CA 94103

$610,000

1 bd · 1.0 ba · 830 sqft · Condo public records · 15 Days on market

Built 2002 $763/mo HOA · 16% of rent

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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).

• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Cash flow +5.9/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Experience urban living at its finest in this unique two-level condominium at 140 South Van Ness. Situated on an upper floor of a well-maintained high-rise, this thoughtfully designed residence offers the perfect blend of modern comfort, functional living space, and sweeping city views. The main level features an open-concept living and dining area with hardwood flooring, expansive windows, and panoramic outlooks toward the San Francisco skyline. The kitchen is designed for everyday convenience and entertaining, while a stylish powder room completes the upper level. Downstairs, the spacious bedroom serves as a private retreat with direct access to a balcony, abundant natural light, and a la

Key facts

• Versatile bonus area
• Panoramic outlooks
• Private retreat

Tags

• TWO-LEVEL CONDOMINIUM
• PANORAMIC OUTLOOKS
• PRIVATE RETREAT
• DIRECT ACCESS TO A BALCONY
• LARGE WALK-IN CLOSET
• VERSATILE BONUS AREA

Property features AI

Finance

• HOA & community: HOA dues of $763 per month; Association present

Exterior

• Home design: Condominium (residential)
• Exterior features: Balcony; Lot approximately 0.99 acres

Interior

• Kitchen: Microwave
• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 2 bathrooms (1 full, 1 partial)
• Interior features: Microwave; 3 total rooms
• Laundry & utility: Stacked washer and dryer included; Washer included; Dryer included; Laundry closet inside unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $610k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $402k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $472k (22.7% below list).
• Recommended offer: $402k (34.2% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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.
• Market conditions: Rents rising fast (+15.5%/yr); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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).
• At $4,717/mo this rent would consume 49% of the median local household income ($116k/yr) (locally 2666% 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 $34k of equity ($4k loan paydown + $30k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($601k) is reasonable based on typical stale-listing flexibility.

Recommended offer $401,591 (34.2% 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. 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. 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. 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?
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: 0.77% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.29%
• DSCR: 0.63
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.52×
• Total profit: $89,573
• Equity at exit: $344,290

10-year hold

• IRR: 11.9%
• Equity multiple: 3.33×
• Total profit: $397,233
• Equity at exit: $593,052

Cash invested: $170,800 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 108
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $4,717 high
• Mortgage (P&I): −$3,199
• Tax from tax record: −$690 /mo · $8,278/yr
• Insurance: −$254
• HOA: −$763
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $-1,180

Break-even live

Break-even rent $6,210

Max offer price $401,591

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: $152,500
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$6,956	$7.95	2d	13	0.09mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$5,557	$6.25	1d	29	0.13mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	16d	2	0.16mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,817	$8.59	1d	5	0.17mi
55 Page St San Francisco, CA	1.0	1.0	868	$2,450	$2.82	43d	1	0.20mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$6,104	$6.64	2d	28	0.30mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	7d	3	0.31mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	893	$5,940	$6.65	1d	2	0.31mi
1875 Mission St #210 San Francisco, CA	1.0	1.0	825	$4,000	$4.85	43d	1	0.34mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,644	$6.00	2d	4	0.34mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$3,984	$6.46	1d	11	0.34mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	20d	1	0.35mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$4,164	$5.25	3d	5	0.36mi
1390 Market St San Francisco, CA	1.0	1.0	561	$4,067	$7.25	1d	14	0.36mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$6,909	$8.52	2d	1	0.37mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	44d	1	0.39mi
55 9th St San Francisco, CA	2.0	1.0–2.0	861	$4,430	$5.14	2d	1	0.39mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,614	$8.04	2d	7	0.40mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$4,190	$5.35	1d	2	0.40mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	7d	1	0.43mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$3,744	$5.79	2d	10	0.52mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	1d	5	0.52mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	21d	1	0.53mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	7d	1	0.53mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$4,798	$5.62	1d	34	0.54mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	18d	1	0.56mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	43d	2	0.56mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	43d	1	0.56mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	5d	1	0.58mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	23d	1	0.60mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	24d	1	0.62mi
677 Oak St Unit 8 San Francisco, CA	2.0	1.0	850	$4,395	$5.17	18d	1	0.63mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	10d	2	0.64mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	43d	1	0.64mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	43d	1	0.64mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	43d	1	0.66mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$4,814	$6.91	1d	10	0.72mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	20d	1	0.72mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	24d	2	0.72mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	43d	1	0.77mi

HOA detail condo

• Monthly dues: $763 · $9,156/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $610,000 Active 15 DOM
2. 2026-06-17
   days on market $610,000 Active 14 DOM
3. 2026-06-16
   days on market $610,000 Active 13 DOM
4. 2026-06-15
   days on market $610,000 Active 12 DOM
5. 2026-06-13
   days on market $610,000 Active 10 DOM
6. 2026-06-13
   days on market $610,000 Active 9 DOM
7. 2026-06-09
   days on market $610,000 Active 6 DOM
8. 2026-06-08
   days on market $610,000 Active 5 DOM
9. 2026-06-07
   days on market $610,000 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $610,000 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: $8,278 · $690/mo
• Projected year-2 tax: $8,278 · $690/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 8 d/yr ≥78°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: $56,599
• − Mortgage interest: −$34,169
• − Property taxes: −$8,278
• − Insurance: −$3,050
• − Repairs & maintenance: −$4,528
• − Management: −$4,528
• − HOA: −$9,156
• − Depreciation: −$17,745
• Taxable loss: −$24,855
• Est. tax savings @ 24.0%: +$5,965
• After-tax cash flow: $-8,192/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

+74.3% since first listed

3 events — show timeline

• 2026-06-03 Listed $610,000 BAREIS
• 2017-05-10 Sold (Public Records) $761,000 Public Records
• 2003-03-14 Sold (Public Records) $350,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $8,278 · -0.7% YoY. Source: county tax records.