1063 Carolina St · San Francisco, CA 94107

$998,000

2 bd · 2.0 ba · 1,309 sqft · Condo public records · 18 Days on market

Built 1987 $430/mo HOA · 7% of rent

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Why this score? — see what drove the D 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
• Appreciation +7.4/10.0
• Cash flow +6.8/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Welcome home to 1063 Carolina Street, a meticulously maintained, 2 Bedroom + Office/2 Bathroom VIEW condo in Potrero Hill- one of San Francisco's most desirable neighborhoods. Celebrated for its warm microclimate, charming streets, and relaxed atmosphere, Potrero Hill offers a unique blend of tranquility and accessibility. This home reflects that balance, combining thoughtful updates, comfortable living spaces, and inviting indoor-outdoor flow. Set within a boutique 2-unit building, the residence provides a rare sense of privacy and exclusivity. Natural light fills the home throughout the day from oversized glass sliding doors while select vantage points offer views toward the City and Twin Peaks. The interiors have been refreshed and thoughtfully upgraded, beginning with refinished oak hardwood floors and fresh interior paint throughout. The living area is anchored by a wood burning fireplace featuring Italian ceramic surrounds. Additional improvements include new lighting fixtures throughout, updated plumbing fixtures in the bathrooms and newly installed carpets. The kitchen is well-appointed with ample storage, gas range and a practical design suited for both everyday use and entertaining. Both bedrooms are generously sized with ample closets and storage. The primary en-suite bedroom offers a comfortable retreat. The second bedroom provides flexibility for guests, a home office, or additional living space. A standout feature of the property is the 2 exclusive-use outdoor spaces, which include the front-facing view balcony and the rear patio with new redwood decking, ideal for enjoying Potrero Hill's signature sunshine. Whether relaxing, dining, or entertaining, these private outdoor retreats extend the living space and enhance everyday comfort. A recently installed roof, newer dual-paned windows, 1 full-size deeded parking in garage, side-by-side laundry, and low HOA monthly dues round out the building's amenity package and demonstrate the HOA's diligent maintenance. A commuter's dream, enjoy easy access to 280/101, Cal Train, and Downtown San Francisco. Neighborhood amenities at nearby 18th and 20th St commercial corridors include locally owned dining, retail, cafes, and grocery.

Key facts

• Natural light
• Ample storage
• $430 HOA

Tags

• BOUTIQUE 2-UNIT BUILDING
• NATURAL LIGHT
• WOOD BURNING FIREPLACE
• REFINISHED OAK HARDWOOD FLOORS
• EXCLUSIVE-USE PATIO AND DECK
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $998k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $726k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $632k (36.6% below list).
• Recommended offer: $632k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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 (+18.9%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 41% of the median local income ($183k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $55k of equity ($7k loan paydown + $48k appreciation (4.8% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($983k) is reasonable based on typical stale-listing flexibility.

Recommended offer $632,456 (36.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.62%
• DSCR: 0.71
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.55×
• Total profit: $154,246
• Equity at exit: $554,029

10-year hold

• IRR: 12.0%
• Equity multiple: 3.28×
• Total profit: $636,603
• Equity at exit: $946,783

Cash invested: $279,440 (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 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 136
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $6,325 high
• Mortgage (P&I): −$5,234
• Tax from tax record: −$459 /mo · $5,514/yr
• Insurance: −$416
• HOA: −$430
• Vacancy / Maint / Mgmt: −$1,328
• Net cashflow: $-1,543

Break-even live

Break-even rent $8,277

Max offer price $725,504

Occupancy floor —

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: $249,500
• Closing costs: $29,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115-2117 22nd St Unit 2117 San Francisco, CA	2.0	1.0	1000	$4,600	$4.60	22d	1	0.18mi
1236 Utah St San Francisco, CA	1.0	1.0	1200	$1,200	$1.00	24d	1	0.32mi
1395 22nd St San Francisco, CA	1.0–2.0	1.0–2.0	808	$10,000	$12.37	2d	3	0.33mi
696 De Haro St #1611 San Francisco, CA	3.0	2.0	1515	$6,580	$4.34	8d	1	0.43mi
454 Pennsylvania Ave San Francisco, CA	3.0	2.5	1388	$8,950	$6.45	24d	1	0.52mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$8,182	$8.59	2d	1	0.55mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	17d	1	0.61mi
2660 3rd St San Francisco, CA	2.0	1.0–2.0	708	$7,118	$10.05	2d	7	0.63mi
1121 Tennessee St #5 San Francisco, CA	2.0	2.0	1284	$6,500	$5.06	44d	1	0.63mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	0.68mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	963	$5,786	$6.01	2d	8	0.80mi
2121 3rd St San Francisco, CA	1.0–2.0	1.0–2.0	774	$6,934	$8.96	2d	4	0.82mi
603 Tennessee St Unit 305 San Francisco, CA	3.0	3.5	1230	$8,000	$6.50	24d	1	0.85mi
603 Tennessee St Unit 508 San Francisco, CA	2.0	2.5	957	$7,000	$7.31	17d	1	0.85mi
550 18th St San Francisco, CA	2.0	2.0	1280	$6,595	$5.15	18d	1	0.86mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	24d	1	0.98mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	3d	1	0.98mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,759	$7.74	2d	3	1.02mi
2018 Oakdale Ave San Francisco, CA	3.0	2.0	1300	$4,995	$3.84	44d	1	1.08mi
2333 Mission St #2 San Francisco, CA	2.0	2.0	1010	$4,900	$4.85	8d	1	1.09mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	2d	1	1.12mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	20d	1	1.17mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,137	$6.41	2d	5	1.19mi
922 Valencia St San Francisco, CA	3.0	3.0	1100	$8,450	$7.68	44d	1	1.20mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	44d	1	1.20mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	44d	1	1.20mi
718 Long Bridge St San Francisco, CA	2.0	2.0	1400	$8,000	$5.71	8d	1	1.20mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,968	$7.02	2d	4	1.24mi
3375 22nd St Unit 4 San Francisco, CA	1.0	1.0	1000	$3,995	$4.00	15d	1	1.24mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,800	$8.08	2d	4	1.25mi
3645 25th St San Francisco, CA	3.0	2.0	1100	$7,000	$6.36	44d	1	1.26mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	24d	1	1.27mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,104	$8.76	2d	10	1.30mi
4343 3rd St #205 San Francisco, CA	3.0	2.0	1117	$5,500	$4.92	44d	1	1.31mi
783 Guerrero St #779 San Francisco, CA	2.0	1.0	1008	$4,500	$4.46	8d	1	1.31mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	44d	1	1.32mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	18d	1	1.33mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	18d	1	1.35mi
1155 4th St San Francisco, CA	1.0–2.0	1.0–2.0	864	$7,417	$8.58	2d	4	1.35mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	24d	1	1.37mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-08
   status Pending 2222-char remark

   Show marketing remark (2222 chars)

   Welcome home to 1063 Carolina Street, a meticulously maintained, 2 Bedroom + Office/2 Bathroom VIEW condo in Potrero Hill- one of San Francisco's most desirable neighborhoods. Celebrated for its warm microclimate, charming streets, and relaxed atmosphere, Potrero Hill offers a unique blend of tranquility and accessibility. This home reflects that balance, combining thoughtful updates, comfortable living spaces, and inviting indoor-outdoor flow. Set within a boutique 2-unit building, the residence provides a rare sense of privacy and exclusivity. Natural light fills the home throughout the day from oversized glass sliding doors while select vantage points offer views toward the City and Twin Peaks. The interiors have been refreshed and thoughtfully upgraded, beginning with refinished oak hardwood floors and fresh interior paint throughout. The living area is anchored by a wood burning fireplace featuring Italian ceramic surrounds. Additional improvements include new lighting fixtures throughout, updated plumbing fixtures in the bathrooms and newly installed carpets. The kitchen is well-appointed with ample storage, gas range and a practical design suited for both everyday use and entertaining. Both bedrooms are generously sized with ample closets and storage. The primary en-suite bedroom offers a comfortable retreat. The second bedroom provides flexibility for guests, a home office, or additional living space. A standout feature of the property is the 2 exclusive-use outdoor spaces, which include the front-facing view balcony and the rear patio with new redwood decking, ideal for enjoying Potrero Hill's signature sunshine. Whether relaxing, dining, or entertaining, these private outdoor retreats extend the living space and enhance everyday comfort. A recently installed roof, newer dual-paned windows, 1 full-size deeded parking in garage, side-by-side laundry, and low HOA monthly dues round out the building's amenity package and demonstrate the HOA's diligent maintenance. A commuter's dream, enjoy easy access to 280/101, Cal Train, and Downtown San Francisco. Neighborhood amenities at nearby 18th and 20th St commercial corridors include locally owned dining, retail, cafes, and grocery.

2. 2026-04-20
   listed $998,000 Active 2222-char remark

   Show marketing remark (2222 chars)

   Welcome home to 1063 Carolina Street, a meticulously maintained, 2 Bedroom + Office/2 Bathroom VIEW condo in Potrero Hill- one of San Francisco's most desirable neighborhoods. Celebrated for its warm microclimate, charming streets, and relaxed atmosphere, Potrero Hill offers a unique blend of tranquility and accessibility. This home reflects that balance, combining thoughtful updates, comfortable living spaces, and inviting indoor-outdoor flow. Set within a boutique 2-unit building, the residence provides a rare sense of privacy and exclusivity. Natural light fills the home throughout the day from oversized glass sliding doors while select vantage points offer views toward the City and Twin Peaks. The interiors have been refreshed and thoughtfully upgraded, beginning with refinished oak hardwood floors and fresh interior paint throughout. The living area is anchored by a wood burning fireplace featuring Italian ceramic surrounds. Additional improvements include new lighting fixtures throughout, updated plumbing fixtures in the bathrooms and newly installed carpets. The kitchen is well-appointed with ample storage, gas range and a practical design suited for both everyday use and entertaining. Both bedrooms are generously sized with ample closets and storage. The primary en-suite bedroom offers a comfortable retreat. The second bedroom provides flexibility for guests, a home office, or additional living space. A standout feature of the property is the 2 exclusive-use outdoor spaces, which include the front-facing view balcony and the rear patio with new redwood decking, ideal for enjoying Potrero Hill's signature sunshine. Whether relaxing, dining, or entertaining, these private outdoor retreats extend the living space and enhance everyday comfort. A recently installed roof, newer dual-paned windows, 1 full-size deeded parking in garage, side-by-side laundry, and low HOA monthly dues round out the building's amenity package and demonstrate the HOA's diligent maintenance. A commuter's dream, enjoy easy access to 280/101, Cal Train, and Downtown San Francisco. Neighborhood amenities at nearby 18th and 20th St commercial corridors include locally owned dining, retail, cafes, and grocery.

ⓘ 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: $5,514 · $459/mo
• Projected year-2 tax: $7,585 · $632/mo
• Expected delta: +$2,071/yr (+$173/mo · 37.6%)

ⓘ 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 · 15 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: $75,895
• − Mortgage interest: −$55,904
• − Property taxes: −$5,514
• − Insurance: −$4,990
• − Repairs & maintenance: −$6,072
• − Management: −$6,072
• − HOA: −$5,160
• − Depreciation: −$29,033
• Taxable loss: −$36,848
• Est. tax savings @ 24.0%: +$8,844
• After-tax cash flow: $-9,667/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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 5%

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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• 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

• 2026-05-08 Pending — San Francisco MLS
• 2026-04-20 Listed $998,000 San Francisco MLS

Property tax history

+2.3%/yr

Latest (2025): $5,514 · +2.9% YoY. Source: county tax records.