2445 Harrison St · San Francisco, CA 94110

$3,500,000

18 bd · 6.0 ba · 6,465 sqft · MultiFamily · 31 Days on market

Built 1907 Good condition 3,798 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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

Exceptional 6-unit investment opportunity located in the heart of San Francisco's highly desirable Inner Mission District. This property offers approximately 6,465 square feet and features six spacious full-floor 3-bedroom, 1-bath units, blending timeless architectural character with strong long-term investment potential. All units are tenant occupied and currently generating a little over $14,000 per month in rental income, with substantial upside potential as rents remain significantly below current market levels. Projected market rents are estimated at approximately $27,000 per month, presenting an outstanding value-add opportunity for investors seeking increased cash flow and long-term

Key facts

• Private decks
• Separately metered
• Large full basement

Tags

• 6 UNIT INVESTMENT OPPORTUNITY
• PRIVATE DECKS
• PARTIAL EASTERN VIEWS
• SEPARATELY METERED
• INDIVIDUAL HOT WATER HEATERS
• LARGE FULL BASEMENT

Property features AI

Finance

• Other: Located in San Francisco County; Directions: Left onto Northbound on Harrison off 21st; units are a few houses on the right

Exterior

• Utilities: Electric service on; Public utilities
• Home design: Multi-family property
• Construction: Stucco, wood siding and block exterior; Rolled/hot mop roof; Concrete perimeter foundation
• Exterior features: Urban lot setting; Three or more levels

Interior

• Bathrooms: 6 bathrooms
• Heating & cooling: Central heat/cool; Has heating; Has cooling
• Interior features: Central heating and cooling

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/1.0-bath units multifamily listed at $3.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive. Per door: $831/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($37k rent vs $3.50M).
• Recommended offer: $3.40M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+14.5%/yr); 161 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $36,927/mo this rent would consume 280% 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 $24k of loan paydown is wiped out by about $105k 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 $980k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($3.40M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $3,395,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.06% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $1,687,365
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2774 Bryant St	0.60mi	18/—	6,894 (+7%)	13mo	$1,800,000	$261	50

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: -1.4%
• Equity multiple: 0.94×
• Total profit: $-53,970
• Equity at exit: $521,861

10-year hold

• IRR: 13.0%
• Equity multiple: 2.28×
• Total profit: $1,252,276
• Equity at exit: $302,616

Cash invested: $980,000 (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: 47.4×

Monthly cashflow live

• Estimated rent: $36,927 high
• Mortgage (P&I): −$18,354
• Tax est. 1.5%: −$4,375 /mo · $52,500/yr
• Insurance: −$1,458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,755
• Net cashflow: $4,985

Break-even live

Break-even rent $30,617

Max offer price $3,500,000

Occupancy floor 82%

Sensitivity live

Price	-10% $7,403	-5% $6,194	+0% $4,985	+5% $3,775	+10% $2,566
Rent	-10% $2,067	-5% $3,526	+0% $4,985	+5% $6,443	+10% $7,902
Rate	-1.0pp $6,747	-0.5pp $5,875	base $4,985	+0.5pp $4,078	+1.0pp $3,155

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	1	$36,930
Total (6 units)			$36,927

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: $875,000
• Closing costs: $105,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $3,500,000 Active 31 DOM
2. 2026-06-17
   days on market $3,500,000 Active 30 DOM
3. 2026-06-16
   days on market $3,500,000 Active 29 DOM
4. 2026-06-15
   days on market $3,500,000 Active 28 DOM
5. 2026-06-13
   days on market $3,500,000 Active 26 DOM
6. 2026-06-13
   days on market $3,500,000 Active 25 DOM
7. 2026-06-09
   days on market $3,500,000 Active 22 DOM
8. 2026-06-08
   days on market $3,500,000 Active 21 DOM
9. 2026-06-07
   days on market $3,500,000 Active 20 DOM
10. 2026-06-04
    days on market $3,500,000 Active 17 DOM
11. 2026-06-03
    days on market $3,500,000 Active 16 DOM
12. 2026-06-02
    days on market $3,500,000 Active 15 DOM
13. 2026-06-01
    days on market $3,500,000 Active 14 DOM
14. 2026-05-31
    days on market $3,500,000 Active 13 DOM
15. 2026-05-18
    listed $3,500,000 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 · 18 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: $443,124
• − Mortgage interest: −$196,054
• − Property taxes: −$52,500
• − Insurance: −$17,500
• − Repairs & maintenance: −$35,450
• − Management: −$35,450
• − Depreciation: −$101,818
• Taxable income: $4,352
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $58,771/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 · 5 photos

Good 75/100 Cosmetic rehab

This 6-unit multi-family property in the Inner Mission District of San Francisco is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for increased rental income and resale value.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract tenants.
• Both Interior updates — Updating the interior can attract more tenants and increase rental income.
• Both Renovate common areas — Renovating common areas can improve the overall property value and attract more tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract tenants. ↑
• Both Interior updates — Updating the interior can attract more tenants and increase rental income. ↑
• Both Renovate common areas — Renovating common areas can improve the overall property value and attract more tenants. ↑

ⓘ 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

1 event — show timeline

• 2026-05-18 Listed $3,500,000 FRESNOMLS