855 Folsom St #502 · San Francisco, CA 94107

$405,443

1 bd · 1.0 ba · 722 sqft · Condo public records · 39 Days on market

Built 2001 $562/sqft · 36% below area Est $637k · 36% under $912/mo HOA · 23% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Appreciation +7.4/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Stylish spacious 1 bedroom loft in great location with private deck Temporary waivers apply to this unit: must not exceed 120% of the area median income, buyer does not need to be a 1st time home buyer, can have income from assets excluded from total household income, can complete the Homebuyer education after applying, can make a down payment more than 50% of the sales price. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100; 2 = $124,700; 3 = $140,250; 4 = $155,850; 5 = $168,300 etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (M

Key facts

• $912 HOA
• Built 2001
• Listed 39 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of 912; HOA covers common areas, door person, building maintenance, management, trash and water; Community includes 201 units; Pets allowed with number and size limits

Exterior

• Security: Fire alarm; Fire suppression system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Contemporary condominium; Attached property; Built in 2001
• Construction: Built in 2001
• Exterior features: Uncovered deck; Entry level: Ground floor

Interior

• Kitchen: Dishwasher; Disposal; Range hood; Free-standing electric range; Free-standing refrigerator
• Bedrooms: 1 bedroom
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Electric heating; Fire alarm, fire suppression system and smoke detectors
• Laundry & utility: Stacked washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $405k.

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $405k (0.2% below list).
• Recommended offer: $333k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 (+18.9%/yr); 136 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($3k loan paydown + $20k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $332,693 (17.9% 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 39 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 1.00% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 8.4

CMA / ARV

• ARV (median comp): $637,471
• List price: $405,443
• Delta: -36.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.75×
• Total profit: $84,757
• Equity at exit: $225,077

10-year hold

• IRR: 15.2%
• Equity multiple: 3.94×
• Total profit: $333,461
• Equity at exit: $384,636

Cash invested: $113,524 (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: 8.4×

Monthly cashflow live

• Estimated rent: $4,046 high
• Mortgage (P&I): −$2,126
• Tax from tax record: −$401 /mo · $4,811/yr
• Insurance: −$169
• HOA: −$912
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $-412

Break-even live

Break-even rent $4,567

Max offer price $332,693

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-297	+0% $-412	+5% $-527	+10% $-641
Rent	-10% $-731	-5% $-572	+0% $-412	+5% $-252	+10% $-92
Rate	-1.0pp $-208	-0.5pp $-309	base $-412	+0.5pp $-517	+1.0pp $-624

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: $101,361
• Closing costs: $12,163
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Folsom St #408 San Francisco, CA	—	1.0	495	$2,860	$5.78	15d	1	0.02mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	25d	1	0.04mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$3,970	$5.12	2d	2	0.13mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$5,020	$5.82	2d	24	0.13mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$5,246	$7.29	2d	15	0.27mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$5,220	$7.60	2d	10	0.28mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,345	$4.71	3d	2	0.30mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	21d	1	0.32mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$3,912	$3.00	2d	2	0.42mi
960 Market St San Francisco, CA	1.0	1.0	613	$4,295	$7.01	22d	1	0.44mi
570 Jessie St San Francisco, CA	—	1.0	430	$2,495	$5.80	3d	1	0.46mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	44d	1	0.49mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	25d	1	0.51mi
1028 Market St San Francisco, CA	2.0	1.0	526	$4,090	$7.77	2d	6	0.51mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	25d	2	0.53mi
1075 Market St #603 San Francisco, CA	—	1.0	445	$3,300	$7.42	8d	1	0.53mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$4,760	$3.69	2d	14	0.54mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	21d	1	0.54mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,397	$7.21	4d	9	0.55mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$5,620	$4.58	3d	1	0.56mi
45 Lansing St San Francisco, CA	1.0	1.0	640	$5,260	$8.21	2d	4	0.56mi
390 1st St San Francisco, CA	2.0	1.0–2.0	676	$5,814	$8.60	3d	11	0.58mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	8d	1	0.58mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$4,814	$6.91	2d	10	0.58mi
500 Folsom St San Francisco, CA	1.0	1.0	676	$6,947	$10.28	3d	18	0.58mi
1188 Mission St San Francisco, CA	1.0	1.0	448	$3,269	$7.29	2d	17	0.61mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$4,512	$5.36	2d	4	0.61mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,968	$7.02	2d	4	0.63mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$5,133	$5.36	2d	5	0.64mi
88 Townsend St #311 San Francisco, CA	1.0	1.0	632	$4,450	$7.04	25d	1	0.64mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	2d	5	0.64mi
340 Fremont St San Francisco, CA	3.0	1.0–3.0	1146	$5,697	$4.97	2d	5	0.65mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$4,798	$5.62	2d	34	0.65mi
285 Turk St Apt 507 San Francisco, CA	1.0	1.0	462	$1,795	$3.89	44d	1	0.66mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$3,744	$5.79	3d	10	0.67mi
333 Fremont St San Francisco, CA	1.0–2.0	1.0–2.0	937	$4,588	$4.90	3d	6	0.68mi
501 Delancey St #182 San Francisco, CA	1.0	1.0	640	$3,200	$5.00	15d	1	0.68mi
399 Fremont St San Francisco, CA	2.0	1.0–2.5	1077	$7,300	$6.77	2d	43	0.68mi
2 Townsend St San Francisco, CA	1.0–2.0	1.0–2.0	786	$4,800	$6.11	3d	7	0.68mi
545 Ofarrell St San Francisco, CA	—	1.0	400	$2,000	$5.00	44d	1	0.71mi

HOA detail condo

• Monthly dues: $912 · $10,944/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $405,443 Active 39 DOM
2. 2026-06-17
   days on market $405,443 Active 38 DOM
3. 2026-06-16
   days on market $405,443 Active 37 DOM
4. 2026-06-15
   days on market $405,443 Active 36 DOM
5. 2026-06-13
   days on market $405,443 Active 34 DOM
6. 2026-06-13
   days on market $405,443 Active 33 DOM
7. 2026-06-09
   days on market $405,443 Active 30 DOM
8. 2026-06-08
   days on market $405,443 Active 29 DOM
9. 2026-06-07
   days on market $405,443 Active 28 DOM
10. 2026-06-04
    days on market $405,443 Active 25 DOM
11. 2026-06-03
    days on market $405,443 Active 24 DOM
12. 2026-06-02
    days on market $405,443 Active 23 DOM
13. 2026-06-01
    days on market $405,443 Active 22 DOM
14. 2026-05-31
    days on market $405,443 Active 21 DOM
15. 2026-05-10
    listed $405,443 Active 1101-char remark
16. 2017-02-14
    historical
17. 2016-10-10
    status Pending
18. 2016-08-05
    listed $285,669 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: $4,811 · $401/mo
• Projected year-2 tax: $4,811 · $401/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 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: $48,550
• − Mortgage interest: −$22,711
• − Property taxes: −$4,811
• − Insurance: −$2,027
• − Repairs & maintenance: −$3,884
• − Management: −$3,884
• − HOA: −$10,944
• − Depreciation: −$11,795
• Taxable loss: −$11,506
• Est. tax savings @ 24.0%: +$2,761
• After-tax cash flow: $-2,180/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

+41.9% since first listed

4 events — show timeline

• 2026-05-10 Listed $405,443 San Francisco MLS
• 2017-02-14 Delisted — San Francisco MLS
• 2016-10-10 Pending — San Francisco MLS
• 2016-08-05 Listed $285,669 San Francisco MLS

Property tax history

+0.8%/yr

Latest (2025): $4,811 · +2.9% YoY. Source: county tax records.