🏗️ New Construction
108-B Albion St · San Francisco, CA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 3/10 · Minor
- Hot days now (above 78°F)
- 9 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 15 days/yr
- Unhealthy air days in 30 yrs
- 15 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +7.5/15.0
- Rent growth +5.0/5.0
- Schools +5.0/10.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- Cash flow +2.8/30.0
- 1% rule +0.3/10.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$599,000
108-B Albion St · San Francisco, CA 94110
2 bd · 1.0 ba · 609 sqft · SingleFamily
· 9 Days on market
Built 2026
3,263 sqft lot
$480/mo HOA · 12% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
108-B Albion OPEN 2-4 Saturday. Real price for a brand-new 2-bed with a full-size in-unit washer-dryer, shared backyard, 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
- Heat ac units
- In-unit washer-dryer
- Pets allowed
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $599,000 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $779,061.
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 $-3k ($-31k/yr) — negative.
- To cash-flow at today's rent, offer at most $402k (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: $402k (32.8% below list) — sets the bar for cash-flow.
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); 231 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 31d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $5k of loan paydown is wiped out by about $23k 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
- Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer
$402,484
(32.8% below list)
Questions for the listing agent
- 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?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.53% ✗
- Cap rate
- 2.28%
- Cash-on-cash
- -14.32%
- DSCR
- 0.36
- GRM
- 15.7
CMA / ARV
- ARV (median comp)
- $779,061
- List price
- $599,000
- Delta
- -23.11%
- 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%) | 1mo | $800,000 | $1,151 | 59 |
| 380 Dolores St #6 | 0.20mi | 1/1.0 (-1) | 538 (-12%) | 13mo | $572,500 | $1,064 | 55 |
| 221 Noe St #3 | 0.54mi | 1/1.0 (-1) | 655 (+8%) | 6mo | $880,000 | $1,344 | 52 |
| 383 Haight St | 0.61mi | 2/1.0 | 670 (+10%) | 10mo | $495,000 | $739 | 46 |
| 221 Noe St #12 | 0.54mi | 1/1.0 (-1) | 662 (+9%) | 12mo | $775,000 | $1,171 | 45 |
| 536 Page St Unit B | 0.72mi | 2/2.0 | 649 (+7%) | 8mo | $910,000 | $1,402 | 45 |
| 221 Noe St #8 | 0.54mi | 1/1.0 (-1) | 662 (+9%) | 17mo | $755,000 | $1,140 | 41 |
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
- -37.6%
- Equity multiple
- -0.24×
- Total profit
- $-269,817
- Equity at exit
- $116,161
10-year hold
- IRR
- -28.0%
- Equity multiple
- -0.59×
- Total profit
- $-347,629
- Equity at exit
- $67,359
Cash invested: $218,137 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 4 active · 1 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $587,000 ($979/sqft)
- Median days on market
- 89 d
- This list price
- 50% of active listings are priced below it
- ARV vs active asking
- +30.7% 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
- 231
- Price-to-rent
- 12.1×
Monthly cashflow live
↻
- Estimated rent
- $4,128 high interval (Pro) →
- Mortgage (P&I)
- −$4,085
- Tax est. 1.5%
- −$974 /mo · $11,686/yr
- Insurance
- −$325
- HOA
- −$480
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$867
- Net cashflow
- $-2,602
Break-even live
Break-even rent
$7,423
Max offer price
$402,484
Occupancy floor
—
Sensitivity live
| Price | -10% $-2,064 | -5% $-2,333 | +0% $-2,602 | +5% $-2,872 | +10% $-3,141 |
|---|---|---|---|---|---|
| Rent | -10% $-2,929 | -5% $-2,766 | +0% $-2,602 | +5% $-2,439 | +10% $-2,276 |
| Rate | -1.0pp $-2,210 | -0.5pp $-2,404 | base $-2,602 | +0.5pp $-2,804 | +1.0pp $-3,010 |
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
- $194,765
- Closing costs
- $23,372
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
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 | 37d | 1 | 0.16mi |
| 81 Dorland St San Francisco, CA | 1.0 | 1.0 | 600 | $3,790 | $6.32 | 16d | 1 | 0.19mi |
| 1600 15th St San Francisco, CA | 1.0–2.0 | 1.0–2.0 | 952 | $5,722 | $6.01 | 2d | 4 | 0.25mi |
| 429 14th St #1621 San Francisco, CA | 1.0 | 1.0 | 500 | $3,690 | $7.38 | 17d | 1 | 0.27mi |
| 270 Valencia St #205 San Francisco, CA | 1.0 | 1.0 | 500 | $3,800 | $7.60 | 93d | 1 | 0.32mi |
| 1801 Mission St San Francisco, CA | 1.0 | 1.0 | 446 | $10,000 | $22.42 | 93d | 1 | 0.33mi |
| 1341 Minna St San Francisco, CA | 1.0 | 1.0 | 733 | $2,950 | $4.02 | 25d | 1 | 0.33mi |
| 2315 Mission St San Francisco, CA | 1.0 | 1.0 | 450 | $2,995 | $6.66 | 52d | 1 | 0.35mi |
| 2315 Mission St Unit 106 San Francisco, CA | 1.0 | 1.0 | 450 | $2,995 | $6.66 | 56d | 1 | 0.35mi |
| 1778 Mission St San Francisco, CA | 1.0 | 1.0 | 639 | $3,695 | $5.78 | 18d | 1 | 0.35mi |
| 1778 Mission St Unit 07 San Francisco, CA | 1.0 | 1.0 | 639 | $3,695 | $5.78 | 42d | 1 | 0.35mi |
| 799 S Van Ness Ave San Francisco, CA | 1.0 | 1.0 | 700 | $3,800 | $5.43 | 48d | 1 | 0.42mi |
| 72 Pearl St San Francisco, CA | 1.0 | 1.0 | 650 | $3,950 | $6.08 | 12d | 1 | 0.43mi |
| 78 Buchanan St San Francisco, CA | 1.0 | 1.0 | 777 | $4,912 | $6.32 | 2d | 2 | 0.48mi |
| 519 Capp St Unit A San Francisco, CA | 1.0 | 1.0 | 500 | $3,850 | $7.70 | 28d | 1 | 0.51mi |
| 519 Capp St Unit B San Francisco, CA | 1.0 | 1.0 | 700 | $4,800 | $6.86 | 9d | 1 | 0.51mi |
| 95 McCoppin St Unit 210 San Francisco, CA | 1.0 | 1.0 | 568 | $3,500 | $6.16 | 47d | 1 | 0.51mi |
| 68 McCoppin St San Francisco, CA | 1.0 | 1.0 | 734 | $3,825 | $5.21 | 66d | 2 | 0.54mi |
| 940 Guerrero St Unit 15 San Francisco, CA | 1.0 | 1.0 | 550 | $4,395 | $7.99 | 7d | 1 | 0.55mi |
| 940 Guerrero St Unit 02 San Francisco, CA | 1.0 | 1.0 | 550 | $4,295 | $7.81 | 66d | 1 | 0.55mi |
| 940 Guerrero St Unit 04 San Francisco, CA | 1.0 | 1.0 | 520 | $3,895 | $7.49 | 35d | 1 | 0.55mi |
| 940 Guerrero St Unit 06 San Francisco, CA | 1.0 | 1.0 | 520 | $4,295 | $8.26 | 73d | 1 | 0.55mi |
| 35 Hill St San Francisco, CA | 1.0 | 1.0 | 684 | $4,000 | $5.85 | 47d | 1 | 0.56mi |
| 35 Hill St San Francisco, CA | 1.0 | 1.0 | 674 | $3,500 | $5.19 | 56d | 1 | 0.56mi |
| 200 Buchanan St San Francisco, CA | 2.0 | 1.0–2.0 | 920 | $9,040 | $9.82 | 2d | 21 | 0.58mi |
| 881 Dolores St San Francisco, CA | 1.0 | 1.0 | 750 | $4,495 | $5.99 | 40d | 1 | 0.60mi |
| 3410 22nd St Unit 7 San Francisco, CA | 1.0 | 1.0 | 533 | $4,200 | $7.88 | 11d | 1 | 0.60mi |
| 3410 22nd St Apt 6 San Francisco, CA | 2.0 | 1.0 | 720 | $4,500 | $6.25 | 51d | 1 | 0.60mi |
| 300 Buchanan St San Francisco, CA | 2.0 | 1.0–2.0 | 719 | $5,795 | $8.06 | 7d | 1 | 0.65mi |
| 1 Brady St San Francisco, CA | 2.0 | 1.0–2.0 | 889 | $7,949 | $8.94 | 2d | 35 | 0.67mi |
| 30 Otis St San Francisco, CA | 2.0 | 1.0–2.0 | 874 | $8,749 | $10.00 | 2d | 19 | 0.67mi |
| 169 Fair Oaks St Unit 01 San Francisco, CA | 2.0 | 2.0 | 750 | $4,250 | $5.67 | 93d | 1 | 0.69mi |
| 206 Steiner St #6 San Francisco, CA | 1.0 | 1.0 | 610 | $4,200 | $6.89 | 41d | 1 | 0.69mi |
| 1532 Harrison St San Francisco, CA | 2.0 | 1.0–2.0 | 581 | $5,240 | $9.02 | 2d | 9 | 0.70mi |
| 1033 Minna St San Francisco, CA | 1.0 | 1.0 | 493 | $2,895 | $5.87 | 13d | 1 | 0.73mi |
| 1018 Minna St San Francisco, CA | 1.0 | 1.5 | 650 | $3,500 | $5.38 | 30d | 1 | 0.74mi |
| 1020a Minna St San Francisco, CA | 1.0 | 1.0 | 650 | $3,750 | $5.77 | 29d | 1 | 0.74mi |
| 1016 Minna St San Francisco, CA | 1.0 | 1.0 | 650 | $3,500 | $5.38 | 30d | 1 | 0.74mi |
| 325 Octavia St San Francisco, CA | 2.0 | 1.0–2.0 | 811 | $9,469 | $11.68 | 2d | 1 | 0.77mi |
| 3225 23rd St Unit 3 San Francisco, CA | 1.0 | 1.5 | 500 | $1,550 | $3.10 | 36d | 1 | 0.77mi |
Property features AI
Finance
- HOA & community
- Homeowners association with monthly feeMonthly HOA fee of $480HOA covers structure insurance, sewer, trash and waterCommunity of 8 unitsCats and dogs allowed
Exterior
- Utilities
- Public waterPublic sewer
- Home design
- Residential tenancy-in-commonNew construction
- Construction
- Built in 2026
- Exterior features
- Entry at ground levelFaces east
Interior
- Kitchen
- DishwasherFree‑standing electric rangeFree‑standing refrigeratorMicrowave
- Bedrooms
- 2 bedrooms
- Flooring
- Wood
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Heat pump (heating and cooling)Zoned heating
- Interior features
- Laundry closetHeat pump with zoned heatingHeat pump coolingWood flooringTankless water heater
- Laundry & utility
- Stacked washer/dryer
Listing history 8 events
-
2026-08-08days on market $599,000 Active 9 DOM
-
2026-08-06days on market $599,000 Active 7 DOM
-
2026-08-05days on market $599,000 Active 6 DOM
-
2026-08-04days on market $599,000 Active 5 DOM
-
2026-08-03days on market $599,000 Active 4 DOM
-
2026-07-31remarks 418-char remark
-
2026-07-31statusdays on market $599,000 Active 1 DOM
-
2026-04-29$599,000 Active 387-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 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $49,541
- − Mortgage interest
- −$43,640
- − Property taxes
- −$11,686
- − Insurance
- −$3,895
- − Repairs & maintenance
- −$3,963
- − Management
- −$3,963
- − HOA
- −$5,760
- − Depreciation
- −$22,664
- Taxable loss
- −$46,030
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$11,047
- After-tax cash flow
- $-20,182/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
80/100
Cosmetic rehab
Est. rehab $3,045–$9,135 screening
This property is in good condition with a modern kitchen and bathroom. It has a good curb appeal and is located in a desirable neighborhood. Potential buyers and renters will appreciate the smart home features and landscaping improvements.
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. ↑
- Both Adding smart home features — Smart home features can increase both resale and rental value by making the property more modern and convenient. ↑
ⓘ 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
- Severe rent burden
- 8% of renters
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 |
|
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Price history
1 event — show timeline
- 2026-07-30 Listed $599,000 San Francisco MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…