65 Ora Way Unit 103C · San Francisco, CA 94131

$399,999

1 bd · 1.0 ba · 676 sqft · Condo public records · 42 Days on market

Built 1975 $592/sqft · at area comps Est $395k · at est. $894/mo HOA · 23% of rent

---

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).

• Cash flow +9.9/30.0
• ARV discount +6.9/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1 bedroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $130,900; 2 people = $149,650; 3 = $168,300; 4 = $187,000, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, 5/7/2026. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on 6/4/2026 at 5:00 PM. O

Key facts

• Deeded parking space
• Rejuvenating hot tub
• Heated swimming pool

Tags

• GLEAMING HARDWOOD FLOORS
• DEEDED PARKING SPACE
• HEATED SWIMMING POOL
• REJUVENATING HOT TUB
• WELL-EQUIPPED FITNESS CENTER
• BEAUTIFULLY MAINTAINED COMPLEX

Property features AI

Finance

• HOA & community: HOA fee paid monthly; HOA covers common areas, earthquake insurance, structural insurance, building maintenance, grounds maintenance, management, pool, roof, sewer, trash and water; Community amenities include clubhouse, gym, pool, spa/hot tub, car wash area and coin laundry; Community has 202 units; Pets allowed: cats, dogs, and service animals

Exterior

• Parking: Attached covered garage with garage door opener; Independent on-site parking (1 covered space, 1 total)
• Utilities: Cable available; Electricity available; Internet available; Public water; Public sewer
• Home design: Residential condominium; One story; Updated/remodeled condition; Built in 1975; Bath and kitchen remodeled within past 5 years
• Construction: Built in 1975
• Exterior features: Ground-floor entry with unit above; Double-pane windows; Greenbelt and landscaped grounds; Landscaped front

Interior

• Kitchen: Dishwasher; Free‑standing electric range; Microwave; Updated/Remodeled kitchen (0-5 years)
• Bedrooms: 1 bedroom
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall furnace; No air conditioning
• Interior features: Electric wall furnace heating; No cooling; Grab bars; Gas fireplace in living room (1 total)
• Laundry & utility: No laundry hookups on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $397k (0.8% below list).
• Recommended offer: $356k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 (+14.1%/yr); 94 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $356,366 (10.9% 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 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
10. 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.
11. 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.
12. 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: 0.99% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 8.4

CMA / ARV

• ARV (median comp): $395,066
• List price: $399,999
• Delta: 1.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.47×
• Total profit: $-59,136
• Equity at exit: $59,641

10-year hold

• IRR: 2.5%
• Equity multiple: 1.23×
• Total profit: $25,493
• Equity at exit: $34,585

Cash invested: $112,000 (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 94131

• Rents YoY: 14.1%
• Active inventory: 94
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,969 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$224 /mo · $2,687/yr
• Insurance: −$167
• HOA: −$894
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $-247

Break-even live

Break-even rent $4,281

Max offer price $356,366

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-134	+0% $-247	+5% $-360	+10% $-473
Rent	-10% $-561	-5% $-404	+0% $-247	+5% $-90	+10% $67
Rate	-1.0pp $-46	-0.5pp $-145	base $-247	+0.5pp $-351	+1.0pp $-456

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5285 Diamond Heights Blvd San Francisco, CA	1.0–2.0	1.0–2.0	805	$4,297	$5.34	3d	5	0.23mi
742 Chenery St San Francisco, CA	1.0	1.0	750	$2,995	$3.99	25d	1	0.44mi
1351-1373 Noe St Unit 1363 San Francisco, CA	—	1.0	360	$2,395	$6.65	44d	1	0.53mi
1643 Castro St Apt 6 San Francisco, CA	1.0	1.0	563	$3,695	$6.56	8d	1	0.54mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	13d	1	0.64mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	6d	1	0.64mi
1 Homestead San Francisco, CA	2.0	1.0	750	$6,900	$9.20	25d	1	0.69mi
351 Mangels Ave Unit Ta San Francisco, CA	1.0	1.0	550	$3,300	$6.00	19d	1	0.73mi
211 Genebern Way Unit 1309729P San Francisco, CA	2.0	1.0	699	$7,773	$11.12	3d	1	0.87mi
218 Winfield St San Francisco, CA	2.0	1.0	600	$3,200	$5.33	44d	1	0.97mi
257 San Jose Ave #1 San Francisco, CA	1.0	1.0	500	$2,999	$6.00	25d	1	1.11mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	44d	1	1.15mi
99 Ocean Ave San Francisco, CA	2.0	1.0–2.0	597	$4,402	$7.37	0d	7	1.22mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	2d	1	1.23mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	17d	1	1.27mi
940 Guerrero St Unit 06 San Francisco, CA	1.0	1.0	520	$4,295	$8.26	25d	1	1.28mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	44d	1	1.30mi
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	25d	1	1.30mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	8d	1	1.32mi
300 Laguna Honda Blvd #103 San Francisco, CA	1.0	1.0	715	$3,400	$4.76	5d	1	1.35mi
3321 21st St Apt 2 San Francisco, CA	—	1.0	350	$3,000	$8.57	3d	1	1.37mi
3241 23rd St Unit 3245-4 San Francisco, CA	—	1.0	450	$2,550	$5.67	14d	1	1.40mi
712 Brazil Ave San Francisco, CA	1.0	1.0	500	$2,299	$4.60	25d	1	1.40mi
712 Brazil Ave Unit 1 San Francisco, CA	1.0	1.0	500	$2,299	$4.60	19d	1	1.40mi

HOA detail condo

• Monthly dues: $894 · $10,728/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $399,999 Active 42 DOM
2. 2026-06-17
   days on market $399,999 Active 41 DOM
3. 2026-06-16
   days on market $399,999 Active 40 DOM
4. 2026-06-15
   days on market $399,999 Active 39 DOM
5. 2026-06-13
   days on market $399,999 Active 37 DOM
6. 2026-06-13
   days on market $399,999 Active 36 DOM
7. 2026-06-09
   days on market $399,999 Active 33 DOM
8. 2026-06-08
   days on market $399,999 Active 32 DOM
9. 2026-06-07
   days on market $399,999 Active 31 DOM
10. 2026-06-04
    days on market $399,999 Active 28 DOM
11. 2026-06-03
    days on market $399,999 Active 27 DOM
12. 2026-06-02
    days on market $399,999 Active 26 DOM
13. 2026-06-01
    days on market $399,999 Active 25 DOM
14. 2026-05-31
    days on market $399,999 Active 24 DOM
15. 2026-05-07
    listed $399,999 Active 1920-char remark

ⓘ 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: $2,687 · $224/mo
• Projected year-2 tax: $3,040 · $253/mo
• Expected delta: +$353/yr (+$29/mo · 13.1%)

ⓘ 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 1/10 Low 5 d/yr ≥76°F today · 12 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: $47,624
• − Mortgage interest: −$22,406
• − Property taxes: −$2,687
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,810
• − Management: −$3,810
• − HOA: −$10,728
• − Depreciation: −$11,636
• Taxable loss: −$9,454
• Est. tax savings @ 24.0%: +$2,269
• After-tax cash flow: $-695/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): 28,504
• Household income: $199,211
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 865.0

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 0.66)
• Race & ethnicity: White 51% Asian 23% Hispanic / Latino 13% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 4% Scotch-Irish 3%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 72% English-only · Chinese 8% Spanish 8% 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: ▼ -1249.94%
• Current HPI: 268.447
• Rent YoY: ▲ 14.12%
• 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

• 2026-05-07 Listed $399,999 San Francisco MLS

Property tax history

+2.0%/yr

Latest (2025): $2,687 · +3.0% YoY. Source: county tax records.