2870 Sacramento St · San Francisco, CA 94115

$3,250,000

25 bd · 5.0 ba · 5,265 sqft · MultiFamily public records · 90 Days on market

Built 1923 3,192 sqft lot $617/sqft · at area comps Est $3207k · at est.

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Why this score? — see what drove the B- 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 +23.7/30.0
• Appreciation +9.3/10.0
• DSCR +7.6/10.0
• ARV discount +6.9/15.0
• 1% rule +5.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

2870 Sacramento Street represents a rare opportunity to acquire a well-maintained 5-Unit trophy apartment building in the heart of magnificent Pacific Heights. Offering over 5,265 square feet of living area on a 3,192sqft lot (per tax records), this property features an exemplary unit mix, excellent scale, and expansion potential in a premier location. The building showcases a classic Edwardian facade and spacious floor plans with hardwood flooring and high ceilings, thoughtfully infused with modern updates and awash with natural light throughout the day. Unit 1 features an updated eat-in kitchen, generous double-parlor living and dining rooms, an updated tiled bath, a large primary bedroom

Key facts

• Common garden
• Premier location
• 3,192 sq ft lot

Tags

• CLASSIC EDWARDIAN FACADE
• COMMON GARDEN
• PREMIER LOCATION

Property features AI

Finance

• Other: Living/building area reported as 5,265 square feet; Lot features include garden and sidewalk
• Financial info: Property is a 5-unit residential income building with all 5 units leased
• HOA & community: No association fee

Exterior

• Parking: Attached garage with 2 tandem spaces; Garage door opener
• Security: Separate meters for utilities (supports individual unit metering)
• Utilities: Common area meter and separate meters for gas, electric, and water; City/public water; Public sewer; Natural gas connected; Electricity available / electric on property
• Home design: Residential income property (multi-family); Edwardian style; 5 or more units; 1 building with 4 stories; Built in 1923; Updated/remodeled
• Construction: Asphalt/composition roof; Concrete perimeter foundation; Built in 1923
• Exterior features: Yard space; Garden; Balcony/deck and uncovered deck; Bay windows and partial dual-pane windows; Fenced; Sidewalk

Interior

• Kitchen: Updated kitchens in multiple units
• Bedrooms: Total of 5 bedrooms
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Baseboard heating; Gas water heater
• Interior features: Baseboard heating; Finished basement with storage space; Updated/remodeled condition
• Laundry & utility: In-unit water heaters; In-unit laundry in at least one unit

What this means for you Summary

Snapshot

• This is a 5 × 5-bed/4.0-bath units multifamily listed at $3.25M.

Deal economics

• At list price, monthly cash flow is $6k ($74k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($35k rent vs $3.25M).
• Recommended offer: $3.06M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+20.6%/yr); 64 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $35,080/mo this rent would consume 278% of the median local household income ($152k/yr) (locally 2151% 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 $299k of equity ($22k loan paydown + $277k appreciation (8.5% 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 (8.5% appreciation + 8.0% rent growth), your $910k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$480k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($3.06M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,055,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.08% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $3,207,015
• List price: $3,250,000
• Delta: 1.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.52% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.23×
• Total profit: $2,024,789
• Equity at exit: $2,584,256

10-year hold

• IRR: 28.0%
• Equity multiple: 7.66×
• Total profit: $6,058,270
• Equity at exit: $5,243,615

Cash invested: $910,000 (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 94115

• Home prices YoY: 3.9%
• Rents YoY: 20.6%
• Active inventory: 64
• Price-to-rent: 38.6×

Monthly cashflow live

• Estimated rent: $35,080 medium
• Mortgage (P&I): −$17,043
• Tax from tax record: −$3,155 /mo · $37,860/yr
• Insurance: −$1,354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,367
• Net cashflow: $6,161

Break-even live

Break-even rent $27,282

Max offer price $3,250,000

Occupancy floor 77%

Sensitivity live

Price	-10% $8,000	-5% $7,081	+0% $6,161	+5% $5,241	+10% $4,321
Rent	-10% $3,389	-5% $4,775	+0% $6,161	+5% $7,546	+10% $8,932
Rate	-1.0pp $7,797	-0.5pp $6,987	base $6,161	+0.5pp $5,319	+1.0pp $4,462

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

Units	Beds	Baths	Est. rent
▸ 5× units	5	4	$35,080
Total (5 units)			$35,080

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: $812,500
• Closing costs: $97,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $3,250,000 Pending 90 DOM
2. 2026-06-04
   days on market $3,250,000 Contingent - Show 88 DOM
3. 2026-06-03
   days on market $3,250,000 Contingent - Show 87 DOM
4. 2026-06-02
   days on market $3,250,000 Contingent - Show 86 DOM
5. 2026-06-01
   days on market $3,250,000 Contingent - Show 85 DOM
6. 2026-05-31
   days on market $3,250,000 Contingent - Show 84 DOM
7. 2026-05-11
   historical Contingent - Show
8. 2026-03-08
   listed $3,250,000 Active

ⓘ 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: $37,860 · $3,155/mo
• Projected year-2 tax: $37,860 · $3,155/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 7 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: $420,960
• − Mortgage interest: −$182,051
• − Property taxes: −$37,860
• − Insurance: −$16,250
• − Repairs & maintenance: −$33,677
• − Management: −$33,677
• − Depreciation: −$94,545
• Taxable income: $22,900
• Est. tax owed @ 24.0%: −$5,496
• After-tax cash flow: $68,432/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): 32,629
• Household income: $151,524
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 2151.0

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 0.70)
• Race & ethnicity: White 49% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 3% Romanian 3% Lithuanian 3%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 6% Chinese 5% Russian/Polish/Slavic 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: ▲ 8.52%
• Current HPI: 224.7175
• Rent YoY: ▲ 20.62%
• 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

• 2026-05-11 Contingent — San Francisco MLS
• 2026-03-08 Listed $3,250,000 San Francisco MLS

Property tax history

+6.5%/yr

Latest (2025): $37,860 · +6.2% YoY. Source: county tax records.