380 Dolores St #10 · San Francisco, CA 94110

$300,000

3 bd · 1.0 ba · 1,285 sqft · Condo · 98 Days on market

Good condition

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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
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Cash flow +2.6/30.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• 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

🔨 Auction listing. The $300,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1,228,210 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4k ($-50k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $300k).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.

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 (+14.5%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $6,555/mo this rent would consume 50% of the median local household income ($158k/yr) (locally 2732% of renters already pay >50% of income on rent) — 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 $8k of loan paydown is wiped out by about $37k 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

• It's been on market 98 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $449k (60%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 6.1% of price.

Recommended offer $273,000 (9.0% 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. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.53% ✗
• Cap rate: 2.21%
• Cash-on-cash: -14.59%
• DSCR: 0.35
• GRM: 15.6

CMA / ARV

• ARV (median comp): $1,228,210
• List price: $300,000
• Delta: -75.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -38.1%
• Equity multiple: -0.25×
• Total profit: $-430,087
• Equity at exit: $183,130

10-year hold

• IRR: -28.7%
• Equity multiple: -0.62×
• Total profit: $-557,228
• Equity at exit: $106,193

Cash invested: $343,899 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $6,555 high
• Mortgage (P&I): −$6,441
• Tax est. 1.5%: −$1,535 /mo · $18,423/yr
• Insurance: −$512
• HOA est. from 5 same-building comps: −$872
• Vacancy / Maint / Mgmt: −$1,376
• Net cashflow: $-4,182

Break-even live

Break-even rent $11,848

Max offer price $623,103

Occupancy floor —

Sensitivity live

Price	-10% $-3,333	-5% $-3,757	+0% $-4,182	+5% $-4,606	+10% $-5,031
Rent	-10% $-4,700	-5% $-4,441	+0% $-4,182	+5% $-3,923	+10% $-3,664
Rate	-1.0pp $-3,563	-0.5pp $-3,869	base $-4,182	+0.5pp $-4,500	+1.0pp $-4,824

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: $307,053
• Closing costs: $36,846
• 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	44d	1	0.16mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	20d	1	0.27mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	44d	1	0.27mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	25d	1	0.28mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	8d	1	0.35mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	20d	1	0.41mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	25d	1	0.42mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	44d	1	0.45mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	44d	1	0.45mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	44d	1	0.45mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$5,614	$7.08	4d	5	0.46mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	19d	1	0.47mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	24d	1	0.48mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	8d	1	0.48mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	8d	1	0.49mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	3d	1	0.52mi
4058 17th St #4062 San Francisco, CA	2.0	2.0	1300	$5,895	$4.53	19d	1	0.52mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	3d	1	0.63mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	44d	1	0.65mi
170 Eureka St San Francisco, CA	2.0	1.5	1200	$8,995	$7.50	4d	1	0.67mi
1043 Dolores St San Francisco, CA	2.0	2.0	1012	$7,500	$7.41	3d	1	0.72mi
996 Noe St San Francisco, CA	2.0	1.5	972	$7,500	$7.72	44d	1	0.73mi
140 S Van Ness Ave #1679 San Francisco, CA	2.0	2.0	1250	$5,720	$4.58	3d	1	0.75mi
725 Capp St San Francisco, CA	4.0	2.0	1350	$5,490	$4.07	44d	1	0.77mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,385	$8.30	2d	29	0.80mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$10,000	$11.44	3d	13	0.83mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,583	$9.35	3d	1	0.85mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	24d	1	0.86mi
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	6d	1	0.89mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	0.90mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	44d	1	0.92mi
3550 Market St San Francisco, CA	2.0	2.0	1012	$5,495	$5.43	44d	1	0.92mi
3550 Market St Unit 206 San Francisco, CA	2.0	2.0	1012	$4,950	$4.89	19d	1	0.93mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	22d	1	0.94mi
25 Baker St Unit STREET1 San Francisco, CA	3.0	2.0	1300	$6,500	$5.00	5d	1	0.96mi
25 Baker St San Francisco, CA	3.0	2.0	1300	$6,500	$5.00	3d	1	0.96mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	17d	1	1.00mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	44d	1	1.00mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	45d	1	1.02mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	893	$7,990	$8.94	2d	2	1.02mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $300,000 Active 98 DOM
2. 2026-06-17
   days on market $300,000 Active 97 DOM
3. 2026-06-16
   days on market $300,000 Active 96 DOM
4. 2026-06-15
   days on market $300,000 Active 95 DOM
5. 2026-06-13
   days on market $300,000 Active 93 DOM
6. 2026-06-13
   days on market $300,000 Active 92 DOM
7. 2026-06-09
   days on market $300,000 Active 89 DOM
8. 2026-06-08
   days on market $300,000 Active 88 DOM
9. 2026-06-07
   days on market $300,000 Active 87 DOM
10. 2026-06-04
    days on market $300,000 Active 84 DOM
11. 2026-06-03
    days on market $300,000 Active 83 DOM
12. 2026-06-02
    days on market $300,000 Active 82 DOM
13. 2026-06-01
    days on market $300,000 Active 81 DOM
14. 2026-05-31
    days on market $300,000 Active 80 DOM
15. 2026-05-17
    price $300,000 798-char remark

    Show marketing remark (798 chars)

    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.

16. 2026-03-12
    listed $749,000 Active 798-char remark

    Show marketing remark (798 chars)

    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.

17. 2025-10-29
    status Active
18. 2025-09-24
    historical
19. 2025-08-23
    listed $749,000 Active
20. 2024-05-31
    price $749,000
21. 2024-03-06
    listed $759,000 Active

ⓘ 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: $78,655
• − Mortgage interest: −$68,799
• − Property taxes: −$18,423
• − Insurance: −$6,141
• − Repairs & maintenance: −$6,292
• − Management: −$6,292
• − HOA: −$10,464
• − Depreciation: −$35,730
• Taxable loss: −$73,487
• Est. tax savings @ 24.0%: +$17,637
• After-tax cash flow: $-32,544/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

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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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: 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

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