2822-2824 Bryant St · San Francisco, CA 94110

$1,088,000

4 bd · 1.0 ba · 3,338 sqft · MultiFamily · 34 Days on market

Built 1926 Poor condition 2,495 sqft lot $326/sqft · 13% below area Est $1246k · 13% under

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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).

• Cash flow +13.6/30.0
• ARV discount +13.2/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

An amazing opportunity to restore a substantial pair of flats in a highly sought after Inner Mission location. Showcasing classic period architecture, both full floor units have a formal entry, spacious living room with fireplace, adjacent built-in cabinets and elegant dining rooms with coved ceilings. This building has an additional ground floor studio, 2-car garage and is situated on a full size lot. The upper unit offers two bedrooms, one bath, and a sunroom with views of Bernal Heights, while the lower unit includes a generous sized bedroom, sunroom and a full bath. Each flat has a large kitchen which is adjacent to both a breakfast area with built-in cabinets and a utility room. The up

Key facts

• Formal entry
• Built-in cabinets
• Elegant dining rooms

Tags

• INNER MISSION LOCATION
• CLASSIC PERIOD ARCHITECTURE
• FORMAL ENTRY
• SPACIOUS LIVING ROOM
• BUILT-IN CABINETS
• ELEGANT DINING ROOMS

Property features AI

Finance

• Other: Three total units (all currently vacant); Unit 1: Upper flat — 2 bed, 1 bath with sunroom; Unit 2: Flat — 1 bed, 1 bath with sunroom; Unit 3: Garden studio
• Financial info: Property listed as fixer (needs repairs/updates)
• HOA & community: No association fee

Exterior

• Parking: Attached parking with inside entrance; Two parking spaces total (includes 2 tandem spaces)
• Security: Security gate
• Utilities: Public water; Public sewer
• Home design: Residential income property — Triplex; Traditional-style building; Three or more levels; Built in 1926; Concrete perimeter foundation
• Construction: Stucco and wood construction; Shaped as a traditional triplex; Concrete perimeter foundation; Year built: 1926
• Exterior features: Balcony/deck; Fenced yard; Level topography; Regular-shaped lot

Interior

• Bedrooms: Four bedrooms total (unit breakdown: one upper 2-bedroom flat with sunroom; one 1-bedroom flat with sunroom; one garden studio)
• Flooring: Wood flooring; Tile flooring; Linoleum flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating
• Interior features: Central heating; Washer/dryer hookups; Security gate
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/0.5-bath units multifamily listed at $1.09M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $60 ($715/yr) — positive. Per door: $30/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $959k (11.8% below list).
• Recommended offer: $959k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+14.5%/yr); 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $9,593/mo this rent would consume 73% of the median local household income ($158k/yr) (locally 2732% 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 $8k of loan paydown is wiped out by about $33k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $959,300 (11.8% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,246,183
• List price: $1,088,000
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1384-1386 Utah St	0.28mi	5/2.0 (+1)	3,190 (-4%)	9mo	$2,100,000	$658	63
3300-02 Folsom St	0.38mi	5/3.0 (+1)	2,992 (-10%)	0mo	$2,210,000	$739	52
881 Capp St	0.50mi	3/1.0 (-1)	3,453 (+3%)	19mo	$900,000	$261	50
2977-2979 21st St	0.61mi	4/3.0	3,000 (-10%)	1mo	$2,300,000	$767	45
1153-1155 Florida St	0.30mi	5/4.0 (+1)	3,006 (-10%)	13mo	$3,000,000	$998	42
152-154 Precita Ave	0.45mi	5/3.0 (+1)	3,470 (+4%)	24mo	$1,320,000	$380	40
637 San Jose Ave	0.75mi	5/3.0 (+1)	3,601 (+8%)	0mo	$2,100,000	$583	39
2237-2239 Bryant St	0.65mi	4/2.0	3,148 (-6%)	21mo	$950,000	$302	39
2737 22nd St	0.46mi	4/2.5	2,875 (-14%)	16mo	$1,420,000	$494	36
1902-1904 23rd St	0.68mi	5/4.0 (+1)	3,357 (+1%)	19mo	$1,329,750	$396	34

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: -10.5%
• Equity multiple: 0.60×
• Total profit: $-121,669
• Equity at exit: $162,224

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $130,267
• Equity at exit: $94,070

Cash invested: $304,640 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $9,593 medium
• Mortgage (P&I): −$5,706
• Tax est. 1.5%: −$1,360 /mo · $16,320/yr
• Insurance: −$453
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,015
• Net cashflow: $60

Break-even live

Break-even rent $9,518

Max offer price $1,088,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	0.5	$9,592
Total (2 units)			$9,593

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: $272,000
• Closing costs: $32,640
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1076 S Van Ness Ave San Francisco, CA	4.0	3.5	3776	$19,950	$5.28	3d	1	0.65mi
1059 Noe St San Francisco, CA	3.0	2.5	2545	$14,000	$5.50	44d	1	1.26mi
753 Castro St San Francisco, CA	4.0	3.0	2467	$10,950	$4.44	44d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   status $1,088,000 Pending 34 DOM
2. 2026-06-18
   days on market $1,088,000 Contingent - No Show 34 DOM
3. 2026-06-17
   days on market $1,088,000 Contingent - No Show 33 DOM
4. 2026-06-16
   days on market $1,088,000 Contingent - No Show 32 DOM
5. 2026-06-15
   days on market $1,088,000 Contingent - No Show 31 DOM
6. 2026-06-13
   days on market $1,088,000 Contingent - No Show 29 DOM
7. 2026-06-13
   days on market $1,088,000 Contingent - No Show 28 DOM
8. 2026-06-09
   days on market $1,088,000 Contingent - No Show 25 DOM
9. 2026-06-08
   days on market $1,088,000 Contingent - No Show 24 DOM
10. 2026-06-07
    days on market $1,088,000 Contingent - No Show 23 DOM
11. 2026-06-04
    days on market $1,088,000 Contingent - No Show 20 DOM
12. 2026-06-03
    days on market $1,088,000 Contingent - No Show 19 DOM
13. 2026-06-02
    days on market $1,088,000 Contingent - No Show 18 DOM
14. 2026-06-01
    days on market $1,088,000 Contingent - No Show 17 DOM
15. 2026-05-31
    statusdays on market $1,088,000 Contingent - No Show 16 DOM
16. 2026-05-15
    listed $1,088,000 Active 997-char remark

ⓘ 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 ≥78°F today · 18 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: $115,116
• − Mortgage interest: −$60,945
• − Property taxes: −$16,320
• − Insurance: −$5,440
• − Repairs & maintenance: −$9,209
• − Management: −$9,209
• − Depreciation: −$31,651
• Taxable loss: −$17,658
• Est. tax savings @ 24.0%: +$4,238
• After-tax cash flow: $4,953/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 · 30 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom updates, exterior siding repair, and interior wall repainting. The home's poor condition and outdated features significantly impact its value, making it a substantial project for an investor.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom cabinets — severely outdated and in poor condition
• Major exterior siding — appears aged and in need of repair
• Major hardwood floors — in need of refinishing
• Major interior walls — paint peeling and walls in need of repainting

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen will increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom will increase both resale and rental value
• Both exterior siding repair — repairing the siding will improve curb appeal and increase both resale and rental value
• Both hardwood floor refinishing — refinishing the hardwood floors will improve the home's appearance and increase both resale and rental value
• Both interior wall repainting — repainting the interior walls will improve the home's appearance and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom cabinets · severely outdated and in poor condition	Major	$15,000–50,000
exterior siding · appears aged and in need of repair	Major	$15,000–50,000
hardwood floors · in need of refinishing	Major	$15,000–50,000
interior walls · paint peeling and walls in need of repainting	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen will increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom will increase both resale and rental value ↑
• Both exterior siding repair — repairing the siding will improve curb appeal and increase both resale and rental value ↑
• Both hardwood floor refinishing — refinishing the hardwood floors will improve the home's appearance and increase both resale and rental value ↑
• Both interior wall repainting — repainting the interior walls will improve the home's appearance and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

2 events — show timeline

• 2026-05-30 Contingent — San Francisco MLS
• 2026-05-15 Listed $1,088,000 San Francisco MLS