1119 Webster St · San Francisco, CA 94115

$1,950,000

None bd · 4.0 ba · 3,650 sqft · MultiFamily public records · 46 Days on market

Built 1926 2,374 sqft lot $534/sqft · at area comps Est $2040k · at est.

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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).

• Cash flow +17.8/30.0
• ARV discount +9.5/15.0
• Appreciation +9.3/10.0
• DSCR +5.6/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This is your chance to own a Well Maintained 4plex in the Western Addition. All units have same floor-plans, w/ high ceilings, hrdwd flrs throughout, crown moldings, frml living & dining rms & lots of closet space. Roof is new & the building has copper plumbing. There are also 4 storage rms w/ laundry hookups in 1. The Garage has space for 3 cars & has remote control access. This is the 1st time this building has been on the mrkt since 1979. Seller is motivated, make an offer!

Key facts

• Three closets
• Built in shelving
• 4 unit building

Tags

• 4 UNIT BUILDING
• LARGE ONE BEDROOM UNITS
• FORMAL LIVING AND DINING ROOMS
• THREE CLOSETS
• BUILT IN SHELVING
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Garage parking; Total of 2 parking spaces
• Home design: Residential income property (quadruplex); Two levels; One building on the lot; Built in 1926
• Construction: Year built 1926
• Exterior features: Lot approximately 2,374 sq ft; No specific lot features listed

Interior

• Bedrooms: Each unit contains 1 bedroom
• Interior features: Four separate rental units, each with a living room and dining room

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $404/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.76M (9.8% below list).
• Recommended offer: $1.76M (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $17,589/mo this rent would consume 139% of the median local household income ($152k/yr) (locally 2151% 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 $180k of equity ($13k loan paydown + $166k 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.
• At projected returns (8.5% appreciation + 8.0% rent growth), your $546k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$288k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($1.89M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.
• Current owner paid $985k; list at $1.95M implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,758,900 (9.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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 1926 — 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. 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: 0.90% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $2,040,108
• List price: $1,950,000
• Delta: -4.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Oak St	0.49mi	6/3.0	3,611 (-1%)	1mo	$3,363,000	$931	70
2512-2516 Sacramento St	0.65mi	4/—	3,700 (+1%)	1mo	$3,275,000	$885	66
844 Baker St	0.61mi	8/—	3,750 (+3%)	1mo	$2,300,000	$613	66
287-291 Page St	0.60mi	5/3.0	3,518 (-4%)	0mo	$3,674,550	$1,044	62
230-234 Pierce St	0.62mi	7/—	3,930 (+8%)	3mo	$2,750,000	$700	56
1176-1178 Fulton St	0.38mi	7/2.0	4,038 (+11%)	2mo	$4,000,000	$991	54
1855-1857 Pine St	0.59mi	7/3.0	3,975 (+9%)	2mo	$2,400,000	$604	52
1215 Oak St	0.74mi	4/4.0	3,930 (+8%)	4mo	$2,060,000	$524	49
303-305 Oak St	0.56mi	4/4.0	3,207 (-12%)	6mo	$1,125,000	$351	49
1945 Pierce St	0.61mi	—/—	4,150 (+14%)	1mo	$1,500,000	$361	48
221-223 Scott St	0.69mi	3/3.0	3,300 (-10%)	7mo	$2,000,000	$606	42
819 Lyon St	0.73mi	4/1.0	3,322 (-9%)	1mo	$1,850,000	$557	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 2.95×
• Total profit: $1,063,527
• Equity at exit: $1,550,554

10-year hold

• IRR: 24.6%
• Equity multiple: 6.95×
• Total profit: $3,247,375
• Equity at exit: $3,146,169

Cash invested: $546,000 (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 94115

• Home prices YoY: 3.9%
• Rents YoY: 20.6%
• Active inventory: 61
• Price-to-rent: 37.0×

Monthly cashflow live

• Estimated rent: $17,589 high
• Mortgage (P&I): −$10,226
• Tax from tax record: −$1,243 /mo · $14,911/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,694
• Net cashflow: $1,614

Break-even live

Break-even rent $15,546

Max offer price $1,950,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$17,588
Total (4 units)			$17,589

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $1,950,000 Pending 46 DOM
2. 2026-06-09
   days on market $1,950,000 Active 43 DOM
3. 2026-06-08
   days on market $1,950,000 Active 42 DOM
4. 2026-06-07
   days on market $1,950,000 Active 41 DOM
5. 2026-06-04
   days on market $1,950,000 Active 38 DOM
6. 2026-06-03
   days on market $1,950,000 Active 37 DOM
7. 2026-06-02
   days on market $1,950,000 Active 36 DOM
8. 2026-06-01
   days on market $1,950,000 Active 35 DOM
9. 2026-05-31
   days on market $1,950,000 Active 34 DOM
10. 2026-04-27
    price $1,950,000 971-char remark
11. 2026-04-27
    listed $1,975,000 Active 971-char remark
12. 2006-12-02
    soldstatus $985,000 505-char remark

    Show marketing remark (505 chars)

    This is your chance to own a Well Maintained 4plex in the Western Addition. All units have same floor-plans, w/ high ceilings, hrdwd flrs throughout, crown moldings, frml living & dining rms & lots of closet space. Roof is new & the building has copper plumbing. There are also 4 storage rms w/ laundry hookups in 1. The Garage has space for 3 cars & has remote control access. This is the 1st time this building has been on the mrkt since 1979. Seller is motivated, make an offer!

13. 2006-12-01
    soldstatus $985,000
14. 2006-11-17
    historical 505-char remark

    Show marketing remark (505 chars)

    This is your chance to own a Well Maintained 4plex in the Western Addition. All units have same floor-plans, w/ high ceilings, hrdwd flrs throughout, crown moldings, frml living & dining rms & lots of closet space. Roof is new & the building has copper plumbing. There are also 4 storage rms w/ laundry hookups in 1. The Garage has space for 3 cars & has remote control access. This is the 1st time this building has been on the mrkt since 1979. Seller is motivated, make an offer!

15. 2006-06-29
    listed $995,000 505-char remark

    Show marketing remark (505 chars)

    This is your chance to own a Well Maintained 4plex in the Western Addition. All units have same floor-plans, w/ high ceilings, hrdwd flrs throughout, crown moldings, frml living & dining rms & lots of closet space. Roof is new & the building has copper plumbing. There are also 4 storage rms w/ laundry hookups in 1. The Garage has space for 3 cars & has remote control access. This is the 1st time this building has been on the mrkt since 1979. Seller is motivated, make an offer!

ⓘ 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: $14,911 · $1,243/mo
• Projected year-2 tax: $14,911 · $1,243/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 2/10 Low 8 d/yr ≥79°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: $211,068
• − Mortgage interest: −$109,230
• − Property taxes: −$14,911
• − Insurance: −$9,750
• − Repairs & maintenance: −$16,885
• − Management: −$16,885
• − Depreciation: −$56,727
• Taxable loss: −$13,321
• Est. tax savings @ 24.0%: +$3,197
• After-tax cash flow: $22,568/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

+96.0% since first listed

8 events — show timeline

• 2026-06-12 Pending — San Francisco MLS
• 2026-06-11 Contingent — San Francisco MLS
• 2026-04-27 Price Changed $1,950,000 San Francisco MLS
• 2026-04-27 Listed $1,975,000 San Francisco MLS
• 2006-12-02 Sold (MLS) $985,000 San Francisco MLS
• 2006-12-01 Sold (Public Records) $985,000 Public Records
• 2006-11-17 Delisted — San Francisco MLS
• 2006-06-29 Listed $995,000 San Francisco MLS

Property tax history

+1.2%/yr

Latest (2025): $14,911 · +3.0% YoY. Source: county tax records.