519 Natoma St · San Francisco, CA 94103

$1,598,000

4 bd · 4.0 ba · 3,030 sqft · MultiFamily public records · 69 Days on market

Built 1907 1,873 sqft lot $527/sqft · 26% above area Est $1269k · 26% over

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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 +21.3/30.0
• Appreciation +7.5/10.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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 MLS

519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

Key facts

• Hardwood flooring
• Remodeled
• Updated baths

Tags

• WELL MAINTAINED
• REMODELED
• HARDWOOD FLOORING
• UPDATED KITCHENS
• UPDATED BATHS
• LARGE GARAGE

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $587/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $1.60M).
• Recommended offer: $1.50M (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 (+15.5%/yr); 108 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $16,611/mo this rent would consume 171% of the median local household income ($116k/yr) (locally 2666% 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 $90k of equity ($11k loan paydown + $79k appreciation (5.0% 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 (5.0% appreciation + 8.0% rent growth), your $447k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$145k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($1.50M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $100k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,502,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1907 — 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: 1.04% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $1,269,350
• List price: $1,598,000
• Delta: 25.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Moss St	0.10mi	4/4.0	2,750 (-9%)	10mo	$815,000	$296	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.35×
• Total profit: $602,258
• Equity at exit: $901,927

10-year hold

• IRR: 22.7%
• Equity multiple: 5.26×
• Total profit: $1,904,107
• Equity at exit: $1,553,603

Cash invested: $447,440 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 108
• Price-to-rent: 32.1×

Monthly cashflow live

• Estimated rent: $16,611 high
• Mortgage (P&I): −$8,380
• Tax from tax record: −$1,730 /mo · $20,756/yr
• Insurance: −$666
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,488
• Net cashflow: $2,347

Break-even live

Break-even rent $13,640

Max offer price $1,598,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$16,612
Total (4 units)			$16,611

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: $399,500
• Closing costs: $47,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 Taylor St San Francisco, CA	4.0	3.0	2110	$21,420	$10.15	14d	1	1.06mi
471 S Van Ness Ave San Francisco, CA	4.0	3.0	2140	$11,000	$5.14	14d	1	1.11mi
— San Francisco, CA	5.0	4.5	3100	$29,990	$9.67	7d	1	1.14mi
1107 Broadway Unit 1309749P San Francisco, CA	3.0	1.5	2142	$17,588	$8.21	23d	1	1.21mi

Listing history 31 events

1. 2026-06-18
   days on market $1,598,000 Active 69 DOM
2. 2026-06-17
   days on market $1,598,000 Active 68 DOM
3. 2026-06-16
   days on market $1,598,000 Active 67 DOM
4. 2026-06-15
   days on market $1,598,000 Active 66 DOM
5. 2026-06-13
   days on market $1,598,000 Active 64 DOM
6. 2026-06-13
   days on market $1,598,000 Active 63 DOM
7. 2026-06-09
   days on market $1,598,000 Active 60 DOM
8. 2026-06-08
   days on market $1,598,000 Active 59 DOM
9. 2026-06-07
   days on market $1,598,000 Active 58 DOM
10. 2026-06-04
    days on market $1,598,000 Active 55 DOM
11. 2026-06-03
    days on market $1,598,000 Active 54 DOM
12. 2026-06-02
    days on market $1,598,000 Active 53 DOM
13. 2026-06-01
    days on market $1,598,000 Active 52 DOM
14. 2026-05-31
    days on market $1,598,000 Active 51 DOM
15. 2026-05-07
    price $1,598,000 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

16. 2026-04-10
    listed $1,698,000 Active 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

17. 2022-11-28
    status Pending 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

18. 2022-11-23
    soldstatus $1,495,000 Closed 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

19. 2022-11-23
    soldstatus $1,495,000

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

20. 2022-10-17
    historical Contingent - No Show 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

21. 2022-09-28
    price $1,495,000 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

22. 2022-09-08
    status Active 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

23. 2022-09-08
    price $1,795,000 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

24. 2022-06-23
    status Pending 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

25. 2022-05-26
    listed $2,050,000 Active 684-char remark

    Show marketing remark (684 chars)

    519 Natoma Street is an opportunity to own a well-maintained 4-unit building in SOMA. The property offers four large one bedroom units, all of which are currently tenant-occupied. The units have been remodeled and feature hardwood flooring and updated kitchens and baths. Additionally, there is a large garage for 3-car parking. Situated in SOMA, the property is a short distance from San Francisco's Financial District, Yerba Buena, and Civic Center neighborhoods, which offer vibrant bistros and cafes, art galleries, and renowned boutiques. The property is also close to Caltrain, BART, MUNI and within easy freeway access to the 280 and 101 makes this property a commuter's dream.

26. 2006-08-22
    soldstatus $1,976,000
27. 2006-08-22
    soldstatus $1,976,000
28. 2006-08-10
    historical
29. 2006-07-07
    listed $1,976,000
30. 2006-03-15
    listed $2,151,000
31. 2004-04-22
    soldstatus $575,000

ⓘ 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: $20,756 · $1,730/mo
• Projected year-2 tax: $20,756 · $1,730/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 8 d/yr ≥79°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: $199,332
• − Mortgage interest: −$89,513
• − Property taxes: −$20,756
• − Insurance: −$7,990
• − Repairs & maintenance: −$15,947
• − Management: −$15,947
• − Depreciation: −$46,487
• Taxable income: $2,693
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $27,519/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 6%

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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

+177.9% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $1,598,000 San Francisco MLS
• 2026-04-10 Listed $1,698,000 San Francisco MLS
• 2022-11-28 Pending — San Francisco MLS
• 2022-11-23 Sold (MLS) $1,495,000 San Francisco MLS
• 2022-11-23 Sold (Public Records) $1,495,000 Public Records
• 2022-10-17 Contingent — San Francisco MLS
• 2022-09-28 Price Changed $1,495,000 San Francisco MLS
• 2022-09-08 Relisted — San Francisco MLS
• 2022-09-08 Price Changed $1,795,000 San Francisco MLS
• 2022-06-23 Pending — San Francisco MLS
• 2022-05-26 Listed $2,050,000 San Francisco MLS
• 2006-08-22 Sold (Public Records) $1,976,000 Public Records
• 2006-08-22 Sold (MLS) $1,976,000 San Francisco MLS
• 2006-08-10 Delisted — San Francisco MLS
• 2006-07-07 Listed $1,976,000 San Francisco MLS
• 2006-03-15 Listed $2,151,000 San Francisco MLS
• 2004-04-22 Sold (Public Records) $575,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $20,756 · +3.0% YoY. Source: county tax records.