710-712 9th Ave · San Francisco, CA 94118

$1,699,000

None bd · 2.0 ba · 2,912 sqft · MultiFamily public records · 17 Days on market

Built 1911 2,495 sqft lot Est $1980k · 14% under

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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 +13.9/15.0
• Appreciation +9.0/10.0
• Cash flow +7.4/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Discover this rare Inner Richmond duplex, available for the first time in over 60 years, just one block from Golden Gate Park. This well-loved property offers a compelling opportunity for both investors and owner-occupants in one of San Francisco’s most desirable neighborhoods. The upper unit features three bedrooms, a spacious living room, formal dining area, dedicated laundry area, and a generously sized kitchen. The lower unit offers a similar layout, minus a bedroom, providing flexibility for rental income or future multi-generational living. Additional highlights include a tandem garage with ample storage space and potential to be remodeled into living space (buyer to verify feas

Key facts

• Tandem garage
• Charming backyard
• Six bus lines nearby

Tags

• INNER RICHMOND DUPLEX
• TANDEM GARAGE
• MATURE LOQUAT TREE
• CHARMING BACKYARD
• SIX BUS LINES NEARBY
• CONVENIENT GROCERY STORE

Property features AI

Finance

• Financial info: Two-unit building (duplex)

Exterior

• Parking: 2 parking spaces; Garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Residential income property; Duplex; Built in 1911
• Exterior features: Back yard; Rectangular lot

Interior

• Flooring: Hardwood floors throughout
• Heating & cooling: Forced air heating; No air conditioning
• Interior features: Built-in storage; Tub with shower over
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×?bd/1ba units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative. Per door: $-1k/mo.
• To cash-flow at today's rent, offer at most $1.32M (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.00M (41.0% below list).
• Recommended offer: $1.00M (41.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 (+17.1%/yr); 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $10,018/mo this rent would consume 73% of the median local household income ($164k/yr) (locally 1780% 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 $146k of equity ($12k loan paydown + $135k appreciation (7.9% 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 ~$234k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,001,800 (41.0% 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. 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 1911 — 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. 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?
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: 0.59% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $1,980,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
674 10th Ave	0.08mi	4/2.0	2,800 (-4%)	2mo	$1,038,000	$371	88
445-447 Lincoln Way	0.66mi	4/2.0	2,991 (+3%)	1mo	$2,035,000	$680	64
704 Arguello Blvd	0.48mi	4/2.0	2,650 (-9%)	1mo	$2,500,000	$943	61
258-260 5th Ave	0.64mi	8/4.0	2,930 (+1%)	2mo	$2,208,000	$754	59
1614-1618 Balboa St	0.54mi	5/2.0	3,263 (+12%)	1mo	$1,600,000	$490	54
167-169 11th Ave	0.73mi	5/2.0	3,098 (+6%)	2mo	$2,910,000	$939	54
443-445 19th Ave	0.71mi	—/—	2,730 (-6%)	4mo	$1,538,000	$563	53
1027 Lincoln Way	0.66mi	5/4.0	3,037 (+4%)	2mo	$2,513,000	$827	53
563-565 20th Ave	0.71mi	4/2.0	3,210 (+10%)	3mo	$1,300,000	$405	48
1533-35 Clement St	0.70mi	4/2.0	2,550 (-12%)	2mo	$1,252,000	$491	45
1231-1233 4th Ave	0.72mi	6/3.0	3,200 (+10%)	4mo	$2,865,000	$895	43
1215-1217 3rd Ave	0.72mi	4/4.0	3,260 (+12%)	4mo	$1,900,000	$583	35

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

Projected returns pro-forma

7.92% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.27×
• Total profit: $605,673
• Equity at exit: $1,281,309

10-year hold

• IRR: 17.4%
• Equity multiple: 5.18×
• Total profit: $1,990,730
• Equity at exit: $2,534,409

Cash invested: $475,720 (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 94118

• Home prices YoY: 3.3%
• Rents YoY: 17.1%
• Active inventory: 50
• Price-to-rent: 23.4×

Monthly cashflow live

• Estimated rent: $10,018 high
• Mortgage (P&I): −$8,910
• Tax from tax record: −$454 /mo · $5,444/yr
• Insurance: −$708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,104
• Net cashflow: $-2,157

Break-even live

Break-even rent $12,749

Max offer price $1,317,938

Occupancy floor —

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$6,046
1× unit	0	1	$3,973
Total (2 units)			$10,018

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: $424,750
• Closing costs: $50,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 Stanyan St San Francisco, CA	3.0	2.0	2005	$13,900	$6.93	7d	1	1.30mi

Listing history 13 events

1. 2026-06-18
   days on market $1,699,000 Active 17 DOM
2. 2026-06-17
   days on market $1,699,000 Active 16 DOM
3. 2026-06-16
   days on market $1,699,000 Active 15 DOM
4. 2026-06-15
   days on market $1,699,000 Active 14 DOM
5. 2026-06-13
   days on market $1,699,000 Active 12 DOM
6. 2026-06-13
   days on market $1,699,000 Active 11 DOM
7. 2026-06-09
   days on market $1,699,000 Active 8 DOM
8. 2026-06-08
   days on market $1,699,000 Active 7 DOM
9. 2026-06-07
   days on market $1,699,000 Active 6 DOM
10. 2026-06-04
    days on market $1,699,000 Active 3 DOM
11. 2026-06-03
    days on market $1,699,000 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $1,699,000 Active 1 DOM

ⓘ 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: $5,444 · $454/mo
• Projected year-2 tax: $12,912 · $1,076/mo
• Expected delta: +$7,468/yr (+$622/mo · 137.2%)

ⓘ 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 ≥76°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $120,216
• − Mortgage interest: −$95,170
• − Property taxes: −$5,444
• − Insurance: −$8,495
• − Repairs & maintenance: −$9,617
• − Management: −$9,617
• − Depreciation: −$49,425
• Taxable loss: −$57,553
• Est. tax savings @ 24.0%: +$13,813
• After-tax cash flow: $-12,072/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): 39,130
• Household income: $163,995
• Rent vs Own: 64.9% rent · 35.1% own
• Severe rent burden: 1780.0

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 0.64)
• Race & ethnicity: White 49% Asian 32% Two or more races 10% Hispanic / Latino 10% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 65% English-only · Chinese 15% Spanish 6% Other Indo-European 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: ▲ 7.92%
• Current HPI: 250.5205
• Rent YoY: ▲ 17.14%
• 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

• 2026-06-01 Listed $1,699,000 bridgeMLS, Bay East AOR, or Contra Costa AOR

Property tax history

+8.5%/yr

Latest (2025): $5,444 · +2.9% YoY. Source: county tax records.