4326-4328 19th St #4328 · San Francisco, CA 94114

$995,000

2 bd · 2.0 ba · 2,080 sqft · MultiFamily public records · 13 Days on market

Built 1905 1,875 sqft lot Est $1629k · 39% under

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Why this score? — see what drove the B- 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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Gorgeous Edwardian top-floor residence at 4328 19th Street, offering iconic San Francisco living in the heart of the Castro, surrounded by local eateries, shops, and neighborhood amenities. This two-bedroom, one-bath unit features beautiful period details, high ceilings, picture railings, bay windows, refinished softwood floors, and fresh interior paint. The living room and main bedroom share a wood-burning fireplace, adding warmth and charm. Enjoy an eat-in kitchen that opens to a private deck with downtown views. Additional features include a large attic space with possible expansion potential, shared backyard, separate storage, solar panels, and an Andy Sirkin TIC Agreement already in pl

Key facts

• Private deck
• Top-floor residence
• Large attic space

Tags

• TOP-FLOOR RESIDENCE
• EAT-IN KITCHEN
• PRIVATE DECK
• DOWNTOWN VIEWS
• LARGE ATTIC SPACE
• SOLAR PANELS

Property features AI

Finance

• Other: TIC agreement in place; Part of a 2‑unit building
• HOA & community: No association fee

Exterior

• Home design: Residential Tenancy in Common; Built in 1905
• Construction: 1905 construction
• Exterior features: Entry on ground level

Interior

• Bedrooms: 2 bedrooms
• Flooring: Stone flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas)
• Interior features: Central gas heating; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $833k (16.3% below list).
• Recommended offer: $833k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 (+14.4%/yr); 121 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $8,327/mo this rent would consume 49% of the median local household income ($204k/yr) (locally 1336% 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 $101k of equity ($7k loan paydown + $95k appreciation (9.5% 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 (9.5% appreciation + 8.0% rent growth), your $279k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$163k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $832,660 (16.3% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $1,628,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 Hartford St	0.24mi	3/2.0 (+1)	2,147 (+3%)	2mo	$1,100,000	$512	76
216 Hoffman Ave	0.54mi	1/3.0 (-1)	2,043 (-2%)	1mo	$1,600,000	$783	62
996 Noe St	0.51mi	2/2.0	2,039 (-2%)	15mo	$1,550,000	$760	61
321 Caselli Ave	0.34mi	3/3.5 (+1)	2,250 (+8%)	2mo	$2,480,000	$1,102	58
4113-4115 20th St	0.28mi	3/4.0 (+1)	2,300 (+11%)	0mo	$2,000,000	$870	56
4642 18th St	0.26mi	2/1.0	1,800 (-14%)	22mo	$1,055,000	$586	43
3743 20th St	0.73mi	3/2.0 (+1)	1,820 (-12%)	6mo	$1,825,000	$1,003	35

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

Projected returns pro-forma

9.51% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.10×
• Total profit: $585,304
• Equity at exit: $860,829

10-year hold

• IRR: 24.8%
• Equity multiple: 7.45×
• Total profit: $1,797,754
• Equity at exit: $1,819,841

Cash invested: $278,600 (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 94114

• Home prices YoY: 4.4%
• Rents YoY: 14.4%
• Active inventory: 121
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $8,327 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$424 /mo · $5,094/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,749
• Net cashflow: $521

Break-even live

Break-even rent $7,667

Max offer price $995,000

Occupancy floor 89%

Sensitivity live

Price	-10% $1,084	-5% $803	+0% $521	+5% $239	+10% $-42
Rent	-10% $-137	-5% $192	+0% $521	+5% $850	+10% $1,179
Rate	-1.0pp $1,022	-0.5pp $774	base $521	+0.5pp $263	+1.0pp $1

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Eureka St San Francisco, CA	3.0	1.0	2024	$6,995	$3.46	3d	1	0.08mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	25d	1	0.35mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	21d	1	0.40mi
258 Dorland St Unit 7 San Francisco, CA	2.0	2.0	1500	$5,500	$3.67	44d	1	0.51mi
1059 Noe St San Francisco, CA	3.0	2.5	2545	$14,000	$5.50	44d	1	0.59mi
124 Alpine Ter San Francisco, CA	3.0	2.0	2200	$12,500	$5.68	25d	1	0.66mi
124 Alpine Ter San Francisco, CA	3.0	2.0	2200	$11,995	$5.45	12d	1	0.66mi
124 Alpine Ter San Francisco, CA	3.0	2.0	2200	$11,995	$5.45	15d	1	0.66mi
61 Marview Way San Francisco, CA	3.0	2.0	1581	$8,450	$5.34	25d	1	0.75mi
61 Marview Way San Francisco, CA	3.0	2.0	1581	$8,200	$5.19	8d	1	0.75mi
82 Parnassus Ave San Francisco, CA	3.0	1.0	1701	$2,800	$1.65	3d	1	0.75mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	19d	1	0.75mi
1265 Stanyan St San Francisco, CA	3.0	2.0	2005	$13,900	$6.93	8d	1	0.77mi
1436 Waller St Unit 1436 San Francisco, CA	3.0	2.0	1800	$6,890	$3.83	44d	1	0.88mi
1306 Page St San Francisco, CA	3.0	2.0	1500	$11,995	$8.00	44d	1	0.91mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	25d	1	0.94mi
643 Cole St San Francisco, CA	3.0	1.5	1600	$5,245	$3.28	44d	1	0.98mi
13 Warren Dr San Francisco, CA	3.0	3.0	1900	$8,750	$4.61	44d	1	1.04mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	3d	1	1.12mi
1626 Noe St San Francisco, CA	3.0	2.0	1870	$12,000	$6.42	25d	1	1.17mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	25d	1	1.19mi
1323 6th Ave Unit 1325 San Francisco, CA	2.0	1.0	1500	$6,150	$4.10	44d	1	1.43mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	25d	1	1.44mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	1.44mi

Listing history 7 events

1. 2026-06-07
   status $995,000 Pending 13 DOM
2. 2026-06-04
   days on market $995,000 Active 13 DOM
3. 2026-06-03
   days on market $995,000 Active 12 DOM
4. 2026-06-02
   days on market $995,000 Active 11 DOM
5. 2026-06-01
   days on market $995,000 Active 10 DOM
6. 2026-05-31
   days on market $995,000 Active 9 DOM
7. 2026-05-22
   listed $995,000 Active

ⓘ 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: $5,094 · $424/mo
• Projected year-2 tax: $7,562 · $630/mo
• Expected delta: +$2,468/yr (+$206/mo · 48.5%)

ⓘ 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 ≥76°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: $99,919
• − Mortgage interest: −$55,735
• − Property taxes: −$5,094
• − Insurance: −$4,975
• − Repairs & maintenance: −$7,994
• − Management: −$7,994
• − Depreciation: −$28,945
• Taxable loss: −$10,817
• Est. tax savings @ 24.0%: +$2,596
• After-tax cash flow: $8,849/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): 33,020
• Household income: $204,134
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 1336.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 14% Two or more races 12% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 4% Italian 4% Romanian 3%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 6% Chinese 4% Other Indo-European 4%

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: ▲ 9.51%
• Current HPI: 223.6988
• Rent YoY: ▲ 14.40%
• 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

• 2026-05-22 Listed $995,000 San Francisco MLS

Property tax history

+1.5%/yr

Latest (2025): $5,094 · +2.9% YoY. Source: county tax records.