888 7th St #355 · San Francisco, CA 94107

$529,114

2 bd · 1.0 ba · 770 sqft · Condo public records · 21 Days on market

Built 2007 $682/mo HOA · 13% of rent

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Bedroom Below Market Rate (BMR) housing opportunity, available at 100% Area Median Income (AMI). Maximum income for 2 people = $106,550; 3 = $119,900; 4 = $133,200, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. fair housing opportunity. Open houses - Saturday, April 2nd, 2-4pm, Sunday, April 3rd, 2-4pm, Tuesday April 5th, 5-7pm. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, March 31st, 2022. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 25, 2022 at 5PM. 3D Virtual tour link: https://my. matterport.com/show/ ?m=3tVfhhGsvfL Main entrance at: 635 King St / 888 7th St.

Key facts

• $682 HOA
• Parking
• Built 2007

Property features AI

Finance

• HOA & community: Part of a 226-unit community; Monthly HOA fee of $682; HOA covers common areas, insurance, structure maintenance, grounds maintenance, trash, and water; Pets allowed with limits

Exterior

• Parking: Assigned private on-site parking (side-by-side)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Water included in HOA; Trash included in HOA
• Home design: Residential condominium; Three or more levels; Attached property; Built in 2007
• Construction: Built 2007
• Exterior features: Ground-level entry

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Carbon monoxide and smoke detectors; Laundry closet with hookups
• Laundry & utility: Washer/dryer hookups (laundry closet)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $529k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $498k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $509k (3.8% below list).
• Recommended offer: $498k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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 (+18.9%/yr); 136 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).
• This rent runs 33% of the median local income ($183k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($4k loan paydown + $25k appreciation (4.8% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($521k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $448k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $498,097 (5.9% 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. 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: 0.96% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.89×
• Total profit: $132,336
• Equity at exit: $293,732

10-year hold

• IRR: 17.0%
• Equity multiple: 4.23×
• Total profit: $477,917
• Equity at exit: $501,960

Cash invested: $148,152 (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 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 136
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $5,090 high
• Mortgage (P&I): −$2,775
• Tax from tax record: −$520 /mo · $6,235/yr
• Insurance: −$220
• HOA: −$682
• Vacancy / Maint / Mgmt: −$1,069
• Net cashflow: $-176

Break-even live

Break-even rent $5,312

Max offer price $498,097

Occupancy floor 98%

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: $132,278
• Closing costs: $15,873
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,759	$7.74	2d	3	0.15mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,137	$6.41	2d	5	0.23mi
291 15th St San Francisco, CA	1.0	1.0	550	$2,695	$4.90	24d	1	0.24mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,800	$8.08	2d	4	0.29mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,968	$7.02	2d	4	0.29mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	963	$5,786	$6.01	2d	8	0.30mi
88 Arkansas St #105 San Francisco, CA	1.0	1.0	604	$4,000	$6.62	44d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,104	$8.76	2d	10	0.35mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	44d	1	0.36mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$4,659	$3.58	2d	2	0.36mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	7d	1	0.38mi
451 Kansas St #375 San Francisco, CA	1.0	1.0	661	$4,350	$6.58	18d	1	0.43mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	18d	1	0.48mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,299	$7.38	2d	34	0.52mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	44d	2	0.55mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	44d	1	0.56mi
1201 4th St Unit 1297791P San Francisco, CA	1.0	1.0	742	$6,148	$8.29	15d	1	0.57mi
271 Clara St Unit 1A San Francisco, CA	2.0	1.5	1000	$5,499	$5.50	11d	1	0.58mi
1155 4th St San Francisco, CA	1.0–2.0	1.0–2.0	864	$7,417	$8.58	2d	4	0.59mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	20d	1	0.60mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	44d	1	0.60mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,890	$5.61	3d	1	0.61mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	24d	1	0.61mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	5d	1	0.63mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,730	$6.20	2d	1	0.64mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	20d	1	0.64mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	44d	1	0.65mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$4,897	$7.94	2d	11	0.66mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	3d	1	0.66mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	44d	1	0.69mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,186	$7.17	2d	24	0.71mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,339	$9.23	2d	10	0.72mi
595 Mariposa St San Francisco, CA	2.0	2.0	835	$5,850	$7.01	24d	1	0.74mi
1023 3rd St San Francisco, CA	2.0	1.0–2.0	743	$10,000	$13.46	2d	13	0.74mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$5,210	$6.72	2d	2	0.75mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	44d	1	0.75mi
603 Tennessee St Unit 508 San Francisco, CA	2.0	2.5	957	$7,000	$7.31	17d	1	0.75mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	2d	2	0.77mi
2823 18th St San Francisco, CA	1.0	1.0	519	$4,718	$9.08	2d	4	0.78mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	24d	1	0.79mi

HOA detail condo

• Monthly dues: $682 · $8,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $529,114 Active 21 DOM
2. 2026-06-17
   days on market $529,114 Active 20 DOM
3. 2026-06-16
   days on market $529,114 Active 19 DOM
4. 2026-06-15
   days on market $529,114 Active 18 DOM
5. 2026-06-13
   days on market $529,114 Active 16 DOM
6. 2026-06-13
   days on market $529,114 Active 15 DOM
7. 2026-06-09
   days on market $529,114 Active 12 DOM
8. 2026-06-08
   days on market $529,114 Active 11 DOM
9. 2026-06-07
   days on market $529,114 Active 10 DOM
10. 2026-06-04
    days on market $529,114 Active 7 DOM
11. 2026-06-03
    days on market $529,114 Active 6 DOM
12. 2026-06-02
    days on market $529,114 Active 5 DOM
13. 2026-06-01
    days on market $529,114 Active 4 DOM
14. 2026-05-31
    days on market $529,114 Active 3 DOM
15. 2026-05-28
    listed $529,114 Active
16. 2022-10-04
    soldstatus $447,819 Closed 923-char remark

    Show marketing remark (923 chars)

    2 Bedroom Below Market Rate (BMR) housing opportunity, available at 100% Area Median Income (AMI). Maximum income for 2 people = $106,550; 3 = $119,900; 4 = $133,200, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. fair housing opportunity. Open houses - Saturday, April 2nd, 2-4pm, Sunday, April 3rd, 2-4pm, Tuesday April 5th, 5-7pm. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, March 31st, 2022. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 25, 2022 at 5PM. 3D Virtual tour link: https://my. matterport.com/show/ ?m=3tVfhhGsvfL Main entrance at: 635 King St / 888 7th St.

17. 2022-10-04
    status Pending 923-char remark

    Show marketing remark (923 chars)

    2 Bedroom Below Market Rate (BMR) housing opportunity, available at 100% Area Median Income (AMI). Maximum income for 2 people = $106,550; 3 = $119,900; 4 = $133,200, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. fair housing opportunity. Open houses - Saturday, April 2nd, 2-4pm, Sunday, April 3rd, 2-4pm, Tuesday April 5th, 5-7pm. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, March 31st, 2022. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 25, 2022 at 5PM. 3D Virtual tour link: https://my. matterport.com/show/ ?m=3tVfhhGsvfL Main entrance at: 635 King St / 888 7th St.

18. 2022-08-25
    historical Contingent - Show 923-char remark

    Show marketing remark (923 chars)

    2 Bedroom Below Market Rate (BMR) housing opportunity, available at 100% Area Median Income (AMI). Maximum income for 2 people = $106,550; 3 = $119,900; 4 = $133,200, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. fair housing opportunity. Open houses - Saturday, April 2nd, 2-4pm, Sunday, April 3rd, 2-4pm, Tuesday April 5th, 5-7pm. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, March 31st, 2022. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 25, 2022 at 5PM. 3D Virtual tour link: https://my. matterport.com/show/ ?m=3tVfhhGsvfL Main entrance at: 635 King St / 888 7th St.

19. 2022-03-30
    listed $447,819 Active 923-char remark

    Show marketing remark (923 chars)

    2 Bedroom Below Market Rate (BMR) housing opportunity, available at 100% Area Median Income (AMI). Maximum income for 2 people = $106,550; 3 = $119,900; 4 = $133,200, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. fair housing opportunity. Open houses - Saturday, April 2nd, 2-4pm, Sunday, April 3rd, 2-4pm, Tuesday April 5th, 5-7pm. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, March 31st, 2022. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 25, 2022 at 5PM. 3D Virtual tour link: https://my. matterport.com/show/ ?m=3tVfhhGsvfL Main entrance at: 635 King St / 888 7th St.

ⓘ 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: $6,235 · $520/mo
• Projected year-2 tax: $6,235 · $520/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $61,082
• − Mortgage interest: −$29,639
• − Property taxes: −$6,235
• − Insurance: −$2,646
• − Repairs & maintenance: −$4,887
• − Management: −$4,887
• − HOA: −$8,184
• − Depreciation: −$15,392
• Taxable loss: −$10,787
• Est. tax savings @ 24.0%: +$2,589
• After-tax cash flow: $482/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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 5%

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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• 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

+18.2% since first listed

5 events — show timeline

• 2026-05-28 Listed $529,114 San Francisco MLS
• 2022-10-04 Sold (MLS) $447,819 San Francisco MLS
• 2022-10-04 Pending — San Francisco MLS
• 2022-08-25 Contingent — San Francisco MLS
• 2022-03-30 Listed $447,819 San Francisco MLS

Property tax history

+3.4%/yr

Latest (2025): $6,235 · +2.9% YoY. Source: county tax records.