855 Folsom St #742 · San Francisco, CA 94107

$381,000

2 bd · 1.0 ba · 838 sqft · Condo public records · 144 Days on market

Built 2001 $455/sqft · 43% below area Est $672k · 43% under $923/mo HOA · 19% of rent

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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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• Appreciation +7.4/10.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

First Come First Serve no Lottery. Temporary Waivers Apply to this unit that include higher than posted AMI limit, not be a first time homebuyer etc. 2-bedroom with private deck Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 2 people = $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 (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on 4/9/2026 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y00000GRF3NEAX to view the listing and for application & program info. Fair Housing Opportunity.

Key facts

• $923 HOA
• Built 2001
• Listed 143 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $381k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $381k).
• Recommended offer: $335k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 6d 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).
• This rent runs 32% of the median local income ($183k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($3k loan paydown + $18k 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.
• At projected returns (4.8% appreciation + 8.0% rent growth), your $107k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $100k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $335,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.30% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 6.4

CMA / ARV

• ARV (median comp): $672,353
• List price: $381,000
• Delta: -43.33%
• 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: 18.1%
• Equity multiple: 2.18×
• Total profit: $125,398
• Equity at exit: $211,508

10-year hold

• IRR: 21.2%
• Equity multiple: 5.05×
• Total profit: $432,238
• Equity at exit: $361,447

Cash invested: $106,680 (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: 6.4×

Monthly cashflow live

• Estimated rent: $4,939 high
• Mortgage (P&I): −$1,998
• Tax from tax record: −$588 /mo · $7,054/yr
• Insurance: −$159
• HOA: −$923
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $234

Break-even live

Break-even rent $4,643

Max offer price $381,000

Occupancy floor 90%

Sensitivity live

Price	-10% $450	-5% $342	+0% $234	+5% $126	+10% $18
Rent	-10% $-156	-5% $39	+0% $234	+5% $429	+10% $624
Rate	-1.0pp $426	-0.5pp $331	base $234	+0.5pp $135	+1.0pp $35

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: $95,250
• Closing costs: $11,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	$5,210	$6.72	2d	2	0.13mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,186	$7.17	2d	24	0.13mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	21d	1	0.22mi
271 Clara St Unit 1A San Francisco, CA	2.0	1.5	1000	$5,499	$5.50	11d	1	0.22mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,581	$9.15	2d	15	0.27mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,339	$9.23	2d	10	0.28mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	44d	1	0.29mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	3d	2	0.30mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	44d	1	0.31mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	21d	1	0.32mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	44d	1	0.34mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	6d	1	0.35mi
1 Hawthorne St Unit 8G San Francisco, CA	1.0	1.0	846	$4,200	$4.96	19d	1	0.37mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,730	$6.20	2d	1	0.38mi
631 Folsom St San Francisco, CA	2.0	2.0	1054	$6,400	$6.07	25d	1	0.39mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$4,659	$3.58	2d	2	0.42mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	44d	1	0.43mi
960 Market St San Francisco, CA	1.0	1.0	613	$4,295	$7.01	22d	1	0.44mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	44d	1	0.49mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	3d	1	0.51mi
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	$5,121	$9.73	2d	6	0.51mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	25d	2	0.53mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$20,493	$15.87	2d	14	0.54mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	21d	1	0.54mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	6d	1	0.54mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,397	$7.21	4d	9	0.55mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	44d	1	0.56mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,890	$5.61	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	$7,546	$11.16	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	$6,104	$8.76	2d	10	0.58mi
500 Folsom St San Francisco, CA	1.0	1.0	676	$6,947	$10.28	3d	18	0.58mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	44d	2	0.60mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,800	$8.08	2d	4	0.61mi
355 1st St Unit S302 San Francisco, CA	2.0	2.0	939	$5,800	$6.18	44d	1	0.62mi
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	$6,137	$6.41	2d	5	0.64mi

HOA detail condo

• Monthly dues: $923 · $11,076/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $381,000 Active 144 DOM
2. 2026-06-17
   days on market $381,000 Active 143 DOM
3. 2026-06-16
   days on market $381,000 Active 142 DOM
4. 2026-06-15
   days on market $381,000 Active 141 DOM
5. 2026-06-13
   days on market $381,000 Active 139 DOM
6. 2026-06-13
   pricedays on market $381,000 Active 138 DOM
7. 2026-06-09
   days on market $481,000 Active 135 DOM
8. 2026-06-08
   days on market $481,000 Active 134 DOM
9. 2026-06-07
   days on market $481,000 Active 133 DOM
10. 2026-06-04
    days on market $481,000 Active 130 DOM
11. 2026-06-03
    days on market $481,000 Active 129 DOM
12. 2026-06-02
    days on market $481,000 Active 128 DOM
13. 2026-06-01
    days on market $481,000 Active 127 DOM
14. 2026-05-31
    days on market $481,000 Active 126 DOM
15. 2026-01-25
    listed $481,000 Active 817-char remark

    Show marketing remark (817 chars)

    First Come First Serve no Lottery. Temporary Waivers Apply to this unit that include higher than posted AMI limit, not be a first time homebuyer etc. 2-bedroom with private deck Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 2 people = $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 (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on 4/9/2026 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y00000GRF3NEAX to view the listing and for application & program info. Fair Housing Opportunity.

16. 2021-07-29
    price $485,000
17. 2021-06-04
    price $515,000
18. 2021-03-04
    price $525,000
19. 2021-01-22
    listed $550,000 Active
20. 2015-09-17
    soldstatus $446,488 Closed
21. 2015-05-27
    status Contingent - Show
22. 2015-04-17
    listed $446,488 Active
23. 2005-09-15
    soldstatus $362,734
24. 2005-08-19
    historical
25. 2005-08-01
    listed $362,734

ⓘ 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: $7,054 · $588/mo
• Projected year-2 tax: $7,054 · $588/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: $59,266
• − Mortgage interest: −$21,342
• − Property taxes: −$7,054
• − Insurance: −$1,905
• − Repairs & maintenance: −$4,741
• − Management: −$4,741
• − HOA: −$11,076
• − Depreciation: −$11,084
• Taxable loss: −$2,677
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $3,451/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

+32.6% since first listed

11 events — show timeline

• 2026-01-25 Listed $481,000 San Francisco MLS
• 2021-07-29 Price Changed $485,000 San Francisco MLS
• 2021-06-04 Price Changed $515,000 San Francisco MLS
• 2021-03-04 Price Changed $525,000 San Francisco MLS
• 2021-01-22 Listed $550,000 San Francisco MLS
• 2015-09-17 Sold (MLS) $446,488 San Francisco MLS
• 2015-05-27 Pending — San Francisco MLS
• 2015-04-17 Listed $446,488 San Francisco MLS
• 2005-09-15 Sold (MLS) $362,734 San Francisco MLS
• 2005-08-19 Delisted — San Francisco MLS
• 2005-08-01 Listed $362,734 San Francisco MLS

Property tax history

+2.4%/yr

Latest (2025): $7,054 · +3.0% YoY. Source: county tax records.