108-118 Albion St Unit 108-B · San Francisco, CA 94110

$599,000

2 bd · 1.0 ba · 609 sqft · SingleFamily · 36 Days on market

Good condition 2,748 sqft lot $984/sqft · 23% below area Est $782k · 23% under $480/mo HOA · 12% 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 +15.0/15.0
• Cash flow +5.2/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Real price for a brand new 2-bed with a full-size in-unit washer-dryer, shared back yard, 5 min walk to 16th street BART. Great Mission Dolores location at Valencia and Guerrero streets. Heat/AC units in each room. Pets allowed. This is the center of the Mission/Dolores neighborhood, 1.5 blocks to BART, 6 min walk to Tartine, 9 min walk to Dolores Park, and BiRite at 18th and Dolores.

Key facts

• Shared outdoor space
• Pets allowed
• In-unit washer dryer

Tags

• IN-UNIT WASHER DRYER
• MISSION DOLORES LOCATION
• SHARED OUTDOOR SPACE
• PETS ALLOWED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $599k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $403k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $413k (31.1% below list).
• Recommended offer: $403k (32.8% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 2.2% 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 (+14.5%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 31% of the median local income ($158k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k 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 36 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.

Recommended offer $402,588 (32.8% 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 36 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.69% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.71%
• DSCR: 0.57
• GRM: 12.1

CMA / ARV

• ARV (median comp): $782,197
• List price: $599,000
• Delta: -23.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Dolores St #6	0.25mi	1/1.0 (-1)	695 (+14%)	3mo	$800,000	$1,151	58
380 Dolores St #6	0.20mi	1/1.0 (-1)	538 (-12%)	14mo	$572,500	$1,064	54
221 Noe St #3	0.54mi	1/1.0 (-1)	655 (+8%)	8mo	$880,000	$1,344	51
383 Haight St	0.61mi	2/1.0	670 (+10%)	12mo	$495,000	$739	45
221 Noe St #12	0.54mi	1/1.0 (-1)	662 (+9%)	13mo	$775,000	$1,171	44
536 Page St Unit B	0.72mi	2/2.0	649 (+7%)	10mo	$910,000	$1,402	43
221 Noe St #8	0.54mi	1/1.0 (-1)	662 (+9%)	18mo	$755,000	$1,140	40

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: -27.5%
• Equity multiple: 0.04×
• Total profit: $-161,335
• Equity at exit: $89,313

10-year hold

• IRR: -12.4%
• Equity multiple: 0.10×
• Total profit: $-151,031
• Equity at exit: $51,791

Cash invested: $167,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $575,000 ($975/sqft)
• Median days on market: 56 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +31.8% above current asking $/sqft

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

ZIP-level market 94110

• Rents YoY: 14.5%
• Active inventory: 315
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $4,129 high
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$480
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $-1,357

Break-even live

Break-even rent $5,848

Max offer price $402,588

Occupancy floor —

Sensitivity live

Price	-10% $-943	-5% $-1,150	+0% $-1,357	+5% $-1,564	+10% $-1,771
Rent	-10% $-1,684	-5% $-1,520	+0% $-1,357	+5% $-1,194	+10% $-1,031
Rate	-1.0pp $-1,056	-0.5pp $-1,205	base $-1,357	+0.5pp $-1,513	+1.0pp $-1,670

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: $149,750
• Closing costs: $17,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Sycamore St San Francisco, CA	2.0	1.0	750	$2,950	$3.93	83d	1	0.16mi
3305 17th St San Francisco, CA	1.0	1.0	650	$4,295	$6.61	10d	1	0.19mi
81 Dorland St San Francisco, CA	1.0	1.0	600	$3,790	$6.32	62d	1	0.19mi
23 Linda St Unit 33 San Francisco, CA	1.0	1.0	600	$4,295	$7.16	33d	1	0.19mi
1600 15th St San Francisco, CA	1.0	1.0	652	$5,212	$7.99	0d	2	0.25mi
429 14th St #1621 San Francisco, CA	1.0	1.0	500	$3,660	$7.32	24d	1	0.27mi
1863 Mission St San Francisco, CA	1.0	1.0	490	$3,300	$6.73	18d	1	0.29mi
3420 19th St San Francisco, CA	2.0	1.0	673	$4,650	$6.91	7d	1	0.30mi
270 Valencia St #205 San Francisco, CA	1.0	1.0	500	$3,800	$7.60	139d	1	0.32mi
1801 Mission St San Francisco, CA	1.0	1.0	446	$10,000	$22.42	139d	1	0.33mi
1341 Minna St San Francisco, CA	1.0	1.0	733	$2,950	$4.02	72d	1	0.33mi
2315 Mission St San Francisco, CA	1.0	1.0	450	$2,995	$6.66	98d	1	0.35mi
2315 Mission St Unit 106 San Francisco, CA	1.0	1.0	450	$2,995	$6.66	103d	1	0.35mi
1778 Mission St San Francisco, CA	1.0	1.0	639	$3,695	$5.78	64d	1	0.35mi
1778 Mission St Unit 07 San Francisco, CA	1.0	1.0	639	$3,695	$5.78	88d	1	0.35mi
112 Shotwell St Unit 114 San Francisco, CA	1.0	1.0	565	$3,695	$6.54	10d	1	0.38mi
112-118 Shotwell St Unit 116 San Francisco, CA	1.0	1.0	572	$4,195	$7.33	40d	1	0.38mi
225 Duboce Ave San Francisco, CA	2.0	1.0	600	$4,995	$8.32	24d	1	0.40mi
72 Pearl St San Francisco, CA	1.0	1.0	650	$3,950	$6.08	59d	1	0.43mi
45 Pearl St San Francisco, CA	2.0	1.0	600	$4,950	$8.25	42d	1	0.46mi
78 Buchanan St San Francisco, CA	1.0	1.0	653	$5,640	$8.64	5d	1	0.48mi
790 Church St San Francisco, CA	1.0	1.0	410	$3,800	$9.27	0d	1	0.49mi
3272 21st St San Francisco, CA	1.0	1.0	500	$4,145	$8.29	7d	1	0.49mi
559 Shotwell St Apt D San Francisco, CA	1.0	1.0	460	$2,495	$5.42	18d	1	0.51mi
519 Capp St Unit A San Francisco, CA	1.0	1.0	500	$3,850	$7.70	75d	1	0.51mi
519 Capp St Unit B San Francisco, CA	1.0	1.0	700	$4,950	$7.07	43d	1	0.51mi
400 Duboce Ave San Francisco, CA	1.0–3.0	1.0	682	$6,590	$9.66	4d	4	0.53mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	112d	2	0.54mi
940 Guerrero St Apt 16 San Francisco, CA	1.0	1.0	520	$4,595	$8.84	24d	1	0.55mi
940 Guerrero St Unit 15 San Francisco, CA	1.0	1.0	550	$4,395	$7.99	54d	1	0.55mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	112d	1	0.55mi
940 Guerrero St Unit 04 San Francisco, CA	1.0	1.0	520	$3,895	$7.49	82d	1	0.55mi
940 Guerrero St Unit 06 San Francisco, CA	1.0	1.0	520	$4,295	$8.26	120d	1	0.55mi
35 Hill St San Francisco, CA	1.0	1.0	684	$4,000	$5.85	93d	1	0.56mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	103d	1	0.56mi
200 Buchanan St San Francisco, CA	2.0	1.0–2.0	920	$9,310	$10.11	0d	16	0.58mi
1699 Market St San Francisco, CA	2.0	1.0–2.0	686	$7,682	$11.19	0d	10	0.59mi
45 Bartlett St #611 San Francisco, CA	1.0	1.0	660	$4,599	$6.97	6d	1	0.59mi
881 Dolores St San Francisco, CA	1.0	1.0	750	$4,495	$5.99	86d	1	0.60mi
3410 22nd St Unit 7 San Francisco, CA	1.0	1.0	533	$4,200	$7.88	58d	1	0.60mi

Listing history 6 events

1. 2026-06-04
   days on market $599,000 Active 36 DOM
2. 2026-06-03
   days on market $599,000 Active 35 DOM
3. 2026-06-02
   days on market $599,000 Active 34 DOM
4. 2026-06-01
   days on market $599,000 Active 33 DOM
5. 2026-05-31
   days on market $599,000 Active 32 DOM
6. 2026-04-29
   listed $599,000 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 3/10 Moderate 9 d/yr ≥78°F today · 20 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: $49,552
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,964
• − Management: −$3,964
• − HOA: −$5,760
• − Depreciation: −$17,425
• Taxable loss: −$27,095
• Est. tax savings @ 24.0%: +$6,503
• After-tax cash flow: $-9,786/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

Good 80/100 Cosmetic rehab Est. rehab $3,045–$9,135 screening

This property is in good condition with a modern kitchen and bathroom, and a well-maintained exterior. It is ready for a new owner and could benefit from some exterior painting and landscaping improvements to further increase its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — A well-maintained garden can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Sanchez Elementary Middle Everett Middle High Mission 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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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