380 Dolores St #10 · San Francisco, CA 94110

$639,000

3 bd · 1.0 ba · 1,285 sqft · SingleFamily · 149 Days on market

Good condition 3,667 sqft lot $497/sqft · 48% below area Est $1.223M · 48% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your Dolores Park half-floor flat brimming with potential. This top-floor Victorian flat is one block from the park & offers delicious period detail & charm. As a 3 bedroom/1 bath with a huge storage unit and incredible original details, this is the chance you've been waiting for. This property represents an opportunity to revive a large space in a prime location. Original details include soaring ceilings, wood floors, pocket doors & oversized windows with views. * * property is tenant occupied * * https://vimeo.com/1136198339 THIS UNIT CAN BE SOLD WITH #9 AS A BUNDLE SALE * Contact listing agent for details & tours. Property is being offered and sold via online auction platform. All buyers must register and submit bids at auction.com/privateseller.

Key facts

• Pocket doors
• Wood floors
• Soaring ceilings

Tags

• VICTORIAN FLAT
• HUGE STORAGE UNIT
• ORIGINAL DETAILS
• SOARING CEILINGS
• WOOD FLOORS
• POCKET DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $639k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $638k (0.1% below list).
• Recommended offer: $562k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 231 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $6,384/mo this rent would consume 48% of the median local household income ($158k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $179k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($562k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $110k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $562,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,222,786
• List price: $639,000
• Delta: -47.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Albion St Unit A	0.25mi	3/2.0	1,331 (+4%)	3mo	$900,000	$676	76
380 Dolores St #1	0.00mi	2/2.0 (-1)	1,185 (-8%)	4mo	$1,100,000	$928	74
761 Noe St	0.55mi	2/1.0 (-1)	1,254 (-2%)	4mo	$1,525,000	$1,216	62
538 Page St Unit A	0.72mi	3/2.0	1,277 (-1%)	7mo	$1,300,000	$1,018	56
17 Landers St	0.29mi	2/2.0 (-1)	1,447 (+13%)	4mo	$1,585,000	$1,095	53
3426 19th St #3426	0.41mi	2/2.0 (-1)	1,155 (-10%)	3mo	$1,345,000	$1,165	53
162 Noe St	0.44mi	3/2.0	1,475 (+15%)	3mo	$3,000,000	$2,034	48
257-261 South Van Ness Ave #257	0.63mi	3/1.0	1,450 (+13%)	1mo	$880,000	$607	48
326-328 Steiner St #328	0.69mi	2/1.0 (-1)	1,425 (+11%)	0mo	$1,650,000	$1,158	45
3906 23rd St	0.72mi	2/1.0 (-1)	1,138 (-11%)	3mo	$2,500,000	$2,197	40
991 Dolores St	0.67mi	3/2.5	1,472 (+15%)	0mo	$1,750,000	$1,189	38
237 Pierce St	0.74mi	2/1.0 (-1)	1,468 (+14%)	5mo	$1,375,000	$937	33

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: -4.2%
• Equity multiple: 0.83×
• Total profit: $-29,773
• Equity at exit: $95,277

10-year hold

• IRR: 10.5%
• Equity multiple: 2.00×
• Total profit: $179,442
• Equity at exit: $55,249

Cash invested: $178,920 (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 →

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

Active competition Active MLS

• For sale now: 5 active · 12 under contract
• Months of supply: 1.1 mo (90%/mo absorbed)
• Median asking: $1,550,000 ($1001/sqft)
• Median days on market: 49 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.0% vs 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: 8.3×

Monthly cashflow live

• Estimated rent: $6,384 high
• Mortgage (P&I): −$3,351
• Tax est. 1.5%: −$799 /mo · $9,585/yr
• Insurance: −$266
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,341
• Net cashflow: $627

Break-even live

Break-even rent $5,590

Max offer price $639,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,069	-5% $848	+0% $627	+5% $406	+10% $185
Rent	-10% $123	-5% $375	+0% $627	+5% $879	+10% $1,131
Rate	-1.0pp $949	-0.5pp $790	base $627	+0.5pp $462	+1.0pp $293

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: $159,750
• Closing costs: $19,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Dorland St Unit 7 San Francisco, CA	2.0	2.0	1500	$5,500	$3.67	93d	1	0.16mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	69d	1	0.27mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	93d	1	0.27mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	73d	1	0.28mi
264 Guerrero St San Francisco, CA	2.0	1.0	1464	$7,400	$5.05	24d	1	0.30mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	56d	1	0.35mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	69d	1	0.41mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$12,775	$7.12	9d	1	0.42mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	93d	1	0.45mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	93d	1	0.45mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	93d	1	0.45mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	952	$5,722	$6.01	2d	4	0.46mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	67d	1	0.47mi
479 Duboce Ave San Francisco, CA	3.0	1.0	1521	$8,200	$5.39	18d	1	0.48mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,395	$8.01	2d	1	0.48mi
8 Buchanan St #901 San Francisco, CA	2.0	2.0	977	$7,000	$7.16	37d	1	0.48mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	56d	1	0.48mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	56d	1	0.49mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	51d	1	0.52mi
4058 17th St #4062 San Francisco, CA	2.0	2.0	1300	$5,895	$4.53	67d	1	0.52mi
1353 Minna St San Francisco, CA	2.0	1.0	1002	$5,695	$5.68	12d	1	0.54mi
74-76 States St San Francisco, CA	2.0	1.0	900	$5,595	$6.22	16d	1	0.54mi
4079 17th St San Francisco, CA	2.0	2.0	1200	$4,295	$3.58	2d	1	0.54mi
1515 15th St #407 San Francisco, CA	2.0	2.0	968	$5,495	$5.68	25d	1	0.56mi
39 Pearl St San Francisco, CA	2.0	1.0	900	$4,500	$5.00	43d	1	0.56mi
200 Buchanan St San Francisco, CA	2.0	1.0–2.0	920	$9,040	$9.82	2d	21	0.62mi
519 Capp St Unit 1/2 San Francisco, CA	3.0	1.5	1200	$8,250	$6.88	28d	1	0.62mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	51d	1	0.63mi
45 Bartlett St San Francisco, CA	2.0	2.0	920	$5,950	$6.47	42d	1	0.64mi
45 Bartlett St San Francisco, CA	2.0	2.0	920	$5,950	$6.47	29d	1	0.64mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	93d	1	0.65mi
170 Eureka St San Francisco, CA	2.0	1.5	1200	$7,995	$6.66	42d	1	0.67mi
800 Duboce Ave San Francisco, CA	2.0	1.0	1015	$8,780	$8.65	13d	1	0.69mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,000	$6.92	35d	1	0.72mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	93d	1	0.73mi
140 S Van Ness Ave #1679 San Francisco, CA	2.0	2.0	1250	$5,800	$4.64	2d	1	0.75mi
140 S Van Ness Ave San Francisco, CA	2.0	2.0	1160	$5,450	$4.70	2d	1	0.75mi
725 Capp St San Francisco, CA	4.0	2.0	1350	$5,490	$4.07	93d	1	0.77mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,949	$8.94	2d	35	0.80mi
341 Pierce St San Francisco, CA	2.0	2.0	1129	$6,500	$5.76	9d	1	0.81mi

Listing history 50 events

1. 2026-08-08
   days on market $639,000 Active 149 DOM
2. 2026-08-06
   days on market $639,000 Active 147 DOM
3. 2026-08-05
   days on market $639,000 Active 146 DOM
4. 2026-08-04
   days on market $639,000 Active 145 DOM
5. 2026-08-03
   days on market $639,000 Active 144 DOM
6. 2026-07-31
   days on market $639,000 Active 141 DOM
7. 2026-07-30
   days on market $639,000 Active 140 DOM
8. 2026-07-30
   days on market $639,000 Active 139 DOM
9. 2026-07-28
   days on market $639,000 Active 138 DOM
10. 2026-07-26
    days on market $639,000 Active 136 DOM
11. 2026-07-24
    days on market $639,000 Active 134 DOM
12. 2026-07-23
    days on market $639,000 Active 133 DOM
13. 2026-07-22
    days on market $639,000 Active 132 DOM
14. 2026-07-21
    days on market $639,000 Active 131 DOM
15. 2026-07-20
    days on market $639,000 Active 130 DOM
16. 2026-07-18
    days on market $639,000 Active 128 DOM
17. 2026-07-18
    days on market $639,000 Active 127 DOM
18. 2026-07-16
    days on market $639,000 Active 126 DOM
19. 2026-07-15
    days on market $639,000 Active 125 DOM
20. 2026-07-14
    days on market $639,000 Active 124 DOM
21. 2026-07-13
    days on market $639,000 Active 123 DOM
22. 2026-07-13
    days on market $639,000 Active 122 DOM
23. 2026-07-11
    days on market $639,000 Active 121 DOM
24. 2026-07-10
    days on market $639,000 Active 120 DOM
25. 2026-07-09
    days on market $639,000 Active 119 DOM
26. 2026-07-07
    days on market $639,000 Active 117 DOM
27. 2026-07-06
    price $639,000 Active 116 DOM
28. 2026-07-06
    days on market $300,000 Active 116 DOM
29. 2026-07-06
    days on market $300,000 Active 115 DOM
30. 2026-07-05
    days on market $300,000 Active 114 DOM
31. 2026-07-03
    days on market $300,000 Active 113 DOM
32. 2026-07-02
    days on market $300,000 Active 112 DOM
33. 2026-07-01
    days on market $300,000 Active 111 DOM
34. 2026-06-30
    days on market $300,000 Active 110 DOM
35. 2026-06-29
    days on market $300,000 Active 109 DOM
36. 2026-06-28
    days on market $300,000 Active 108 DOM
37. 2026-06-27
    days on market $300,000 Active 107 DOM
38. 2026-06-26
    days on market $300,000 Active 106 DOM
39. 2026-06-24
    days on market $300,000 Active 104 DOM
40. 2026-06-22
    days on market $300,000 Active 102 DOM
41. 2026-06-21
    days on market $300,000 Active 101 DOM
42. 2026-06-18
    days on market $300,000 Active 98 DOM
43. 2026-06-17
    days on market $300,000 Active 97 DOM
44. 2026-06-16
    days on market $300,000 Active 96 DOM
45. 2026-06-15
    days on market $300,000 Active 95 DOM
46. 2026-06-13
    days on market $300,000 Active 93 DOM
47. 2026-06-13
    days on market $300,000 Active 92 DOM
48. 2026-06-09
    days on market $300,000 Active 89 DOM
49. 2026-06-08
    days on market $300,000 Active 88 DOM
50. 2026-06-07
    days on market $300,000 Active 87 DOM

ⓘ 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 8 d/yr ≥78°F today · 19 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: $76,604
• − Mortgage interest: −$35,794
• − Property taxes: −$9,585
• − Insurance: −$3,195
• − Repairs & maintenance: −$6,128
• − Management: −$6,128
• − Depreciation: −$18,589
• Taxable loss: −$2,816
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $8,201/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $6,425–$19,275 screening

This well-maintained Victorian-style condo in a prime location offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the gutters — Improves drainage and prevents water damage ↑

ⓘ 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

Price history

-60.5% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $300,000 San Francisco MLS
• 2026-03-12 Listed $749,000 San Francisco MLS
• 2025-10-29 Relisted — San Francisco MLS
• 2025-09-24 Delisted — San Francisco MLS
• 2025-08-23 Listed $749,000 San Francisco MLS
• 2024-05-31 Price Changed $749,000 San Francisco MLS
• 2024-03-06 Listed $759,000 San Francisco MLS