35 Lottie Bennett Ln #4 · San Francisco, CA 94115

$498,000

2 bd · 1.0 ba · 850 sqft · Condo public records · 72 Days on market

$586/sqft · 13% below area Est $575k · 13% under $1186/mo HOA · 25% of rent

---

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).

• ARV discount +13.5/15.0
• Appreciation +9.3/10.0
• Cash flow +6.2/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Nestled in San Francisco's Western Addition neighborhood, this inviting co-op at St. Francis Square offers 2 bedrooms, 1 full bathroom, and a bright, functional layout in a highly walkable location. The home features a spacious living room, a separate dining area, and large sliding glass doors that open to a private balcony, creating a seamless indoor-outdoor feel and bringing in great natural light. A well-organized galley kitchen offers ample cabinetry and workspace, while the two bedrooms are set apart from the main living areas for added privacy. Set in a highly connected location, this residence is just moments from the heart of Japantown, with easy access to neighborhood favorites including Nijiya Market, the Buchanan YMCA, and the shops, cafes, and restaurants of Fillmore Street. St. Francis Square also offers lush common green spaces, a basketball court, and a playground for residents to enjoy, adding to the appeal of this well-established community in one of San Francisco's most vibrant and walkable neighborhoods.

Key facts

• Galley kitchen
• Private balcony
• Basketball court

Tags

• PRIVATE BALCONY
• GALLEY KITCHEN
• COMMON GREEN SPACES
• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $498k.

Deal economics

• At list price, monthly cash flow is $-913 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $470k (5.6% below list).
• Recommended offer: $366k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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 (+20.6%/yr); 61 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% of the median local income ($152k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $46k of equity ($3k loan paydown + $42k appreciation (8.5% 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($468k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $365,899 (26.5% 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 72 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 0.94% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 8.8

CMA / ARV

• ARV (median comp): $575,350
• List price: $498,000
• Delta: -13.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

8.52% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.36×
• Total profit: $189,237
• Equity at exit: $395,988

10-year hold

• IRR: 18.3%
• Equity multiple: 5.72×
• Total profit: $657,712
• Equity at exit: $803,483

Cash invested: $139,440 (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 94115

• Home prices YoY: 3.9%
• Rents YoY: 20.6%
• Active inventory: 61
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,702 high
• Mortgage (P&I): −$2,612
• Tax est. 1.5%: −$622 /mo · $7,470/yr
• Insurance: −$208
• HOA: −$1,186
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $-913

Break-even live

Break-even rent $5,858

Max offer price $365,899

Occupancy floor —

Sensitivity live

Price	-10% $-569	-5% $-741	+0% $-913	+5% $-1,085	+10% $-1,257
Rent	-10% $-1,284	-5% $-1,099	+0% $-913	+5% $-727	+10% $-541
Rate	-1.0pp $-662	-0.5pp $-786	base $-913	+0.5pp $-1,042	+1.0pp $-1,173

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: $124,500
• Closing costs: $14,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1489 Webster St San Francisco, CA	2.0	1.0	783	$4,095	$5.23	20d	1	0.16mi
1415 Eddy St San Francisco, CA	2.0	1.0	800	$4,950	$6.19	25d	1	0.21mi
1310 Fillmore St #608 San Francisco, CA	1.0	1.0	744	$3,975	$5.34	45d	1	0.22mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$7,516	$10.03	2d	19	0.25mi
1100 Gough St San Francisco, CA	2.0	1.0	785	$4,500	$5.73	19d	1	0.27mi
1511 Gough St Unit 306 San Francisco, CA	1.0	1.0	595	$3,895	$6.55	3d	1	0.32mi
2075 Sutter St #525 San Francisco, CA	2.0	2.0	1084	$7,000	$6.46	44d	1	0.33mi
1701-1717 Bush St Unit 16 San Francisco, CA	2.0	1.0	750	$4,000	$5.33	44d	1	0.33mi
950 Franklin St San Francisco, CA	1.0	1.0	573	$4,045	$7.06	4d	1	0.36mi
1350 Golden Gate Ave Unit 13 San Francisco, CA	1.0	1.0	595	$2,500	$4.20	44d	1	0.37mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$6,458	$9.23	3d	13	0.37mi
248 Myrtle St San Francisco, CA	2.0	1.0	975	$4,500	$4.62	18d	1	0.38mi
131 Wilmot St San Francisco, CA	1.0	1.5	850	$4,655	$5.48	44d	1	0.39mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$2,280	$3.35	44d	1	0.39mi
1395 Golden Gate Ave San Francisco, CA	1.0	1.0	620	$4,895	$7.90	11d	1	0.40mi
830 Eddy St San Francisco, CA	1.0	1.0	775	$4,700	$6.06	6d	3	0.41mi
851 Van Ness Ave #306 San Francisco, CA	2.0	2.0	909	$4,700	$5.17	13d	1	0.42mi
2100 Post St San Francisco, CA	1.0	1.0	606	$3,995	$6.59	4d	1	0.42mi
812 Eddy St San Francisco, CA	1.0	1.0	580	$3,495	$6.03	25d	1	0.43mi
1 Daniel Burnham Ct San Francisco, CA	1.0	1.0	700	$4,075	$5.82	44d	2	0.43mi
1 Daniel Burnham Ct #106 San Francisco, CA	1.0	1.0	800	$4,200	$5.25	3d	1	0.43mi
1460 Golden Gate Ave Unit 10 San Francisco, CA	2.0	1.0	900	$5,395	$5.99	44d	1	0.44mi
1285 Sutter St San Francisco, CA	2.0	2.0	1122	$6,868	$6.12	4d	3	0.44mi
2200 Sacramento St #1207 San Francisco, CA	2.0	2.0	1000	$10,000	$10.00	22d	1	0.46mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	11d	2	0.46mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	8d	1	0.47mi
2055 Sacramento St San Francisco, CA	1.0	1.0	612	$4,495	$7.34	2d	1	0.48mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	44d	1	0.50mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	22d	1	0.53mi
1201 Sutter St #208 San Francisco, CA	1.0	1.0	531	$2,150	$4.05	44d	1	0.54mi
2190 Washington St San Francisco, CA	1.0	1.0	950	$12,000	$12.63	2d	1	0.59mi
81 Frank Norris St San Francisco, CA	1.0	1.0	620	$1,700	$2.74	14d	1	0.60mi
2080 Gough St San Francisco, CA	2.0	2.0	1000	$7,495	$7.50	25d	1	0.61mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$12,225	$11.49	8d	2	0.63mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	884	$5,095	$5.76	4d	1	0.64mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	947	$5,195	$5.49	14d	1	0.64mi
750 Ofarrell St San Francisco, CA	2.0	1.0–2.0	725	$2,895	$3.99	8d	1	0.65mi
2051 Scott St #101 San Francisco, CA	1.0	1.0	615	$3,150	$5.12	17d	1	0.65mi
860 Geary St San Francisco, CA	1.0	1.0	577	$2,495	$4.32	44d	2	0.65mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,583	$9.35	3d	1	0.66mi

HOA detail condo

• Monthly dues: $1,186 · $14,232/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $498,000 Active 72 DOM
2. 2026-06-17
   days on market $498,000 Active 71 DOM
3. 2026-06-16
   days on market $498,000 Active 70 DOM
4. 2026-06-15
   days on market $498,000 Active 69 DOM
5. 2026-06-13
   days on market $498,000 Active 67 DOM
6. 2026-06-13
   days on market $498,000 Active 66 DOM
7. 2026-06-09
   days on market $498,000 Active 63 DOM
8. 2026-06-08
   days on market $498,000 Active 62 DOM
9. 2026-06-07
   days on market $498,000 Active 61 DOM
10. 2026-06-04
    days on market $498,000 Active 58 DOM
11. 2026-06-03
    days on market $498,000 Active 57 DOM
12. 2026-06-02
    days on market $498,000 Active 56 DOM
13. 2026-06-01
    days on market $498,000 Active 55 DOM
14. 2026-05-31
    days on market $498,000 Active 54 DOM
15. 2026-04-07
    listed $498,000 Active 1038-char remark

    Show marketing remark (1038 chars)

    Nestled in San Francisco's Western Addition neighborhood, this inviting co-op at St. Francis Square offers 2 bedrooms, 1 full bathroom, and a bright, functional layout in a highly walkable location. The home features a spacious living room, a separate dining area, and large sliding glass doors that open to a private balcony, creating a seamless indoor-outdoor feel and bringing in great natural light. A well-organized galley kitchen offers ample cabinetry and workspace, while the two bedrooms are set apart from the main living areas for added privacy. Set in a highly connected location, this residence is just moments from the heart of Japantown, with easy access to neighborhood favorites including Nijiya Market, the Buchanan YMCA, and the shops, cafes, and restaurants of Fillmore Street. St. Francis Square also offers lush common green spaces, a basketball court, and a playground for residents to enjoy, adding to the appeal of this well-established community in one of San Francisco's most vibrant and walkable neighborhoods.

ⓘ 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 ≥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: $56,425
• − Mortgage interest: −$27,896
• − Property taxes: −$7,470
• − Insurance: −$2,490
• − Repairs & maintenance: −$4,514
• − Management: −$4,514
• − HOA: −$14,232
• − Depreciation: −$14,487
• Taxable loss: −$19,178
• Est. tax savings @ 24.0%: +$4,603
• After-tax cash flow: $-6,352/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): 32,629
• Household income: $151,524
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 2151.0

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 0.70)
• Race & ethnicity: White 49% Asian 20% Two or more races 11% Hispanic / Latino 11% Black 10%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Scotch-Irish 3% Romanian 3% Lithuanian 3%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 6% Chinese 5% Russian/Polish/Slavic 3%

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: ▲ 8.52%
• Current HPI: 224.7175
• Rent YoY: ▲ 20.62%
• 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

• 2026-04-07 Listed $498,000 San Francisco MLS

Property tax history

-1.0%/yr

Latest (2025): $411 · +2.8% YoY. Source: county tax records.