42-46 Wayne Pl · San Francisco, CA 94133

$1,850,000

None bd · None ba · 3,104 sqft · MultiFamily · 44 Days on market

Built 1913 1,398 sqft lot $596/sqft · 28% above area Est $1451k · 28% 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 +16.9/30.0
• Appreciation +8.2/10.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

42-46 Wayne Place is a well-maintained three-flat apartment building located in the heart of North Beach / Chinatown. The property consists of 2 two-bedroom flats and 1 three-bedroom flat. Flats have been lightly renovated and feature modern kitchens. The property benefits from low operating expenses, with separately metered gas and electrical systems. Additional features include a small ground-floor storage or office space and on-site coin-operated laundry. Located just one block from the cable car line, the property offers strong rental income, and upside from future renovations and ADU development.

Key facts

• Modern kitchens
• Ground-floor storage
• Strong rental income

Tags

• THREE-FLAT APARTMENT BUILDING
• MODERN KITCHENS
• GROUND-FLOOR STORAGE
• ON-SITE COIN-OPERATED LAUNDRY
• STRONG RENTAL INCOME
• UPSIDE FROM FUTURE RENOVATIONS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Home design: Residential income property (Triplex); Built in 1913
• Construction: Building area approximately 3,104 sq ft
• Exterior features: Lot approximately 1,398 sq ft

Interior

• Interior features: Three-unit building; Two units are flats

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×3bd/1ba units multifamily listed at $1.85M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $401/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 $1.77M (4.3% below list).
• Recommended offer: $1.77M (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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 (+16.9%/yr); 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $17,707/mo this rent would consume 244% of the median local household income ($87k/yr) (locally 2027% 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 $132k of equity ($13k loan paydown + $119k appreciation (6.4% 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 (6.4% appreciation + 8.0% rent growth), your $518k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$211k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1.79M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,770,700 (4.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 4% 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. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.96% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,450,743
• List price: $1,850,000
• Delta: 27.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312-1314 Powell St	0.06mi	6/3.0	3,215 (+4%)	4mo	$1,650,000	$513	88
82-86 Valparaiso St	0.35mi	5/3.0	3,000 (-3%)	1mo	$1,425,000	$475	77
1100 Clay St	0.23mi	3/—	3,390 (+9%)	1mo	$2,040,000	$602	74
7 Varennes St	0.31mi	5/—	2,940 (-5%)	6mo	$1,050,000	$357	71
117-119 Trenton St	0.11mi	4/4.0	2,640 (-15%)	2mo	$930,000	$352	68
1162-1164 Vallejo St	0.31mi	6/—	2,890 (-7%)	9mo	$2,750,000	$952	66
17-19 Card Aly	0.16mi	6/3.0	2,649 (-15%)	4mo	$2,500,000	$944	65
33 - 37 Glover St	0.28mi	5/1.0	2,678 (-14%)	1mo	$1,950,000	$728	63
822-824 Union St	0.25mi	6/4.0	2,767 (-11%)	9mo	$3,500,000	$1,265	63
301 Green St	0.41mi	6/4.0	2,908 (-6%)	12mo	$1,796,850	$618	61
168-170 Bernard St	0.30mi	7/3.0	2,724 (-12%)	9mo	$1,800,000	$661	58
1358-1360 Union St	0.61mi	5/—	3,333 (+7%)	9mo	$3,550,000	$1,065	52

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

Projected returns pro-forma

6.44% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.45×
• Total profit: $753,384
• Equity at exit: $1,214,842

10-year hold

• IRR: 21.8%
• Equity multiple: 5.59×
• Total profit: $2,377,084
• Equity at exit: $2,249,266

Cash invested: $518,000 (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 94133

• Home prices YoY: 4.0%
• Rents YoY: 16.9%
• Active inventory: 61
• Price-to-rent: 27.0×

Monthly cashflow live

• Estimated rent: $17,707 high
• Mortgage (P&I): −$9,702
• Tax est. 1.5%: −$2,312 /mo · $27,750/yr
• Insurance: −$771
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,718
• Net cashflow: $1,204

Break-even live

Break-even rent $16,183

Max offer price $1,850,000

Occupancy floor 88%

Sensitivity live

Price	-10% $2,482	-5% $1,843	+0% $1,204	+5% $564	+10% $-75
Rent	-10% $-195	-5% $504	+0% $1,204	+5% $1,903	+10% $2,602
Rate	-1.0pp $2,135	-0.5pp $1,674	base $1,204	+0.5pp $724	+1.0pp $237

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$11,402
1× unit	3	1	$6,305
Total (3 units)			$17,707

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: $462,500
• Closing costs: $55,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Broadway Unit 1309749P San Francisco, CA	3.0	1.5	2142	$17,588	$8.21	25d	1	0.24mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$20,493	$15.87	0d	13	1.05mi

Listing history 24 events

1. 2026-06-21
   days on market $1,850,000 Active 44 DOM
2. 2026-06-18
   days on market $1,850,000 Active 41 DOM
3. 2026-06-17
   days on market $1,850,000 Active 40 DOM
4. 2026-06-16
   days on market $1,850,000 Active 39 DOM
5. 2026-06-15
   days on market $1,850,000 Active 38 DOM
6. 2026-06-13
   days on market $1,850,000 Active 36 DOM
7. 2026-06-13
   days on market $1,850,000 Active 35 DOM
8. 2026-06-09
   days on market $1,850,000 Active 32 DOM
9. 2026-06-08
   days on market $1,850,000 Active 31 DOM
10. 2026-06-07
    days on market $1,850,000 Active 30 DOM
11. 2026-06-04
    days on market $1,850,000 Active 27 DOM
12. 2026-06-03
    days on market $1,850,000 Active 26 DOM
13. 2026-06-02
    days on market $1,850,000 Active 25 DOM
14. 2026-06-01
    days on market $1,850,000 Active 24 DOM
15. 2026-05-31
    days on market $1,850,000 Active 23 DOM
16. 2026-05-08
    listed $1,850,000 Active 608-char remark
17. 2016-06-24
    soldstatus $1,795,000 251-char remark
18. 2016-06-24
    soldstatus $1,795,000 Sold
19. 2016-06-10
    status Pending (Do Not Show)
20. 2016-05-20
    historical Contingent
21. 2016-04-08
    listed $1,950,000 Active
22. 2016-04-08
    listed $1,950,000 251-char remark
23. 2016-02-08
    historical
24. 2015-10-01
    listed $1,998,000

ⓘ 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 7 d/yr ≥79°F today · 16 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: $212,484
• − Mortgage interest: −$103,629
• − Property taxes: −$27,750
• − Insurance: −$9,250
• − Repairs & maintenance: −$16,999
• − Management: −$16,999
• − Depreciation: −$53,818
• Taxable loss: −$15,960
• Est. tax savings @ 24.0%: +$3,830
• After-tax cash flow: $18,274/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): 23,804
• Household income: $87,191
• Rent vs Own: 83.5% rent · 16.5% own
• Severe rent burden: 2027.0

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 0.65)
• Race & ethnicity: Asian 48% White 34% Hispanic / Latino 11% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 40% · China, Canada, South Korea
• Languages at home: 53% English-only · Chinese 34% Spanish 5% Other Indo-European 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: ▲ 6.44%
• Current HPI: 168.565
• Rent YoY: ▲ 16.95%
• 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

1 event — show timeline

• 2026-05-08 Listed $1,850,000 San Francisco MLS