75 Folsom St #1001 · San Francisco, CA 94105

$1,150,000

2 bd · 2.0 ba · 1,287 sqft · Condo public records · 37 Days on market

Built 1991 $894/sqft · 21% below area Est $1455k · 21% under $2069/mo HOA · 27% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.0/30.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Rarely available at the prestigious One Hills Plaza landmark building. Contemporary 2 bedrooms/2 baths corner-unit. Large living/dining area with views of the Bay Bridge. Newly remodeled kitchen with high-end appliances and Caesar stone counter tops. Brazilian wood floors, custom window treatments and ample natural light are some of the highlights of this exclusive residence. 2 bedrooms, 2 baths (including one en-suite), in-unit laundry and custom built-in closets. Deeded parking and storage space. 24-hour concierge. The crowning jewel is the spectacular wrap-around roof terrace with amazing views of the Bay Bridge that will guarantee you a front-row seat for the America's Cup! www. onehillsplaza1001.com

Key facts

• Rooftop terrace
• Bay views
• Gated parking

Tags

• BAY VIEWS
• BAY BRIDGE VIEWS
• WATERFRONT LOCATION
• 24 HOUR BUILDING CONCIERGE
• ROOFTOP TERRACE
• GATED PARKING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee includes common area maintenance, roof, grounds maintenance, management, insurance (structure and earthquake), sewer, water, trash, security, door person; Community roof deck; 67 units in the community; Pets allowed (cats and dogs with number and size limits)

Exterior

• Parking: Assigned covered/enclosed underground parking; Attached parking with garage door opener; Side-by-side configuration; On-site parking (1 total)
• Security: Secured access; Gated community with guard; Door person; Smoke and carbon monoxide detectors; Fire alarm and fire suppression system
• Utilities: Electricity available; 220V in kitchen; Public water; Public sewer
• Home design: Condominium (residential); One level; Entry level 0
• Construction: Concrete construction; Built in 1991
• Exterior features: Unit with entry above and below; Southwest-facing; Public maintained asphalt road

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Range hood
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Baseboard heating; Carbon monoxide detector(s); Fire alarm; Fire suppression system; Secured access with gated guard and door person; Smoke detector(s)
• Laundry & utility: Stacked washer/dryer in laundry closet; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-4k ($-45k/yr) — negative.
• To cash-flow at today's rent, offer at most $489k (57.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $767k (33.3% below list).
• Recommended offer: $489k (57.4% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+19.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 41% of the median local income ($225k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $57k of equity ($8k loan paydown + $49k appreciation (4.3% 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 ~$92k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $975k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $489,449 (57.4% 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 37 days. Have you received any prior offers? Is the seller open to a 57% 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. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 2.39%
• Cash-on-cash: -13.94%
• DSCR: 0.38
• GRM: 12.5

CMA / ARV

• ARV (median comp): $1,455,135
• List price: $1,150,000
• Delta: -20.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $21,259
• Equity at exit: $601,203

10-year hold

• IRR: 6.5%
• Equity multiple: 2.23×
• Total profit: $394,510
• Equity at exit: $998,070

Cash invested: $322,000 (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 94105

• Home prices YoY: 2.4%
• Rents YoY: 19.7%
• Active inventory: 119
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $7,674 high
• Mortgage (P&I): −$6,031
• Tax from tax record: −$1,223 /mo · $14,676/yr
• Insurance: −$479
• HOA: −$2,069
• Vacancy / Maint / Mgmt: −$1,612
• Net cashflow: $-3,739

Break-even live

Break-even rent $12,407

Max offer price $489,449

Occupancy floor —

Sensitivity live

Price	-10% $-3,088	-5% $-3,414	+0% $-3,739	+5% $-4,065	+10% $-4,390
Rent	-10% $-4,345	-5% $-4,042	+0% $-3,739	+5% $-3,436	+10% $-3,133
Rate	-1.0pp $-3,160	-0.5pp $-3,447	base $-3,739	+0.5pp $-4,037	+1.0pp $-4,340

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Spear St San Francisco, CA	1.0–2.0	1.0	865	$6,950	$8.03	45d	2	0.03mi
280 Spear St Unit 280 San Francisco, CA	2.0	2.0	1304	$7,200	$5.52	13d	1	0.04mi
280 Spear St Unit 15E San Francisco, CA	2.0	2.0	1276	$9,990	$7.83	6d	1	0.04mi
301 Main St Unit 22D San Francisco, CA	2.0	2.0	1317	$8,500	$6.45	26d	1	0.04mi
338 Spear St Unit 9E-L San Francisco, CA	2.0	2.0	1147	$7,500	$6.54	25d	1	0.05mi
1 Steuart Ln #702 San Francisco, CA	2.0	2.5	1689	$12,500	$7.40	6d	1	0.12mi
403 Main St Unit 206N San Francisco, CA	1.0	1.0	910	$5,200	$5.71	26d	1	0.15mi
399 Fremont St San Francisco, CA	2.0	1.0–2.0	825	$8,808	$10.68	0d	44	0.20mi
400 Beale St #2306 San Francisco, CA	2.0	1.0	1215	$6,500	$5.35	26d	1	0.20mi
400 Beale St San Francisco, CA	2.0	1.0–2.0	1167	$6,425	$5.50	22d	2	0.20mi
340 Fremont St San Francisco, CA	3.0	1.0–3.0	1146	$7,028	$6.13	3d	5	0.23mi
355 1st St Unit S302 San Francisco, CA	2.0	2.0	939	$5,800	$6.18	45d	1	0.25mi
355 1st St #2504 San Francisco, CA	2.0	2.0	1408	$8,250	$5.86	9d	1	0.25mi
425 1st St #5402 San Francisco, CA	3.0	2.0	1449	$17,888	$12.35	0d	1	0.28mi
500 Folsom St San Francisco, CA	1.0	1.0	676	$6,987	$10.34	0d	18	0.28mi
18 Lansing St San Francisco, CA	1.0	2.0	1350	$5,800	$4.30	14d	1	0.29mi
390 1st St San Francisco, CA	2.0	1.0–2.0	676	$7,546	$11.16	0d	12	0.31mi
50 Lansing St San Francisco, CA	2.0	2.0	1167	$11,500	$9.85	26d	1	0.32mi
3 Bayside Village Pl San Francisco, CA	2.0	1.0–2.0	686	$6,390	$9.31	0d	22	0.32mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$20,493	$15.87	0d	13	0.34mi
631 Folsom St San Francisco, CA	2.0	2.0	1054	$6,400	$6.07	26d	1	0.48mi
219 Brannan St Unit 5G San Francisco, CA	2.0	2.0	1309	$8,500	$6.49	16d	1	0.51mi
219 Brannan St Unit 2B San Francisco, CA	2.0	2.0	1062	$6,000	$5.65	7d	1	0.51mi
2 Townsend St San Francisco, CA	1.0–2.0	1.0–2.0	786	$6,925	$8.81	0d	4	0.55mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	0d	4	0.58mi
460 Davis Ct San Francisco, CA	3.0	1.0–2.5	907	$8,249	$9.09	0d	15	0.61mi
650 2nd St #1582 San Francisco, CA	1.0	1.5	1650	$6,880	$4.17	5d	1	0.63mi
333 Bush St San Francisco, CA	2.0	2.0	1733	$11,253	$6.49	26d	2	0.66mi
333 Bush St San Francisco, CA	2.0	2.0	1654	$10,975	$6.64	45d	2	0.66mi
333 Bush St #4006 San Francisco, CA	2.0	2.0	1798	$15,000	$8.34	6d	1	0.67mi
288 Pacific Ave Unit 2H San Francisco, CA	2.0	2.5	1248	$13,000	$10.42	45d	1	0.76mi
765 Market St Unit 34E San Francisco, CA	2.0	2.5	1453	$9,000	$6.19	19d	1	0.78mi
765 Market St Unit 34 San Francisco, CA	2.0	2.5	1453	$9,200	$6.33	45d	1	0.78mi
250 King St #718 San Francisco, CA	2.0	2.0	1233	$6,500	$5.27	0d	1	0.82mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,070	$5.59	0d	1	0.85mi
1 Bluxome St San Francisco, CA	1.0–2.0	2.0	1750	$7,700	$4.40	45d	2	0.91mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,912	$5.63	0d	1	0.94mi
875 California St #202 San Francisco, CA	2.0	2.0	1474	$13,000	$8.82	45d	1	0.98mi
1023 3rd St San Francisco, CA	2.0	1.0–2.0	743	$10,000	$13.46	3d	13	0.98mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,324	$7.33	0d	27	0.99mi

HOA detail condo

• Monthly dues: $2,069 · $24,828/yr
• Likely covers: doorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $1,150,000 Active 37 DOM
2. 2026-06-18
   days on market $1,150,000 Active 34 DOM
3. 2026-06-17
   days on market $1,150,000 Active 33 DOM
4. 2026-06-16
   days on market $1,150,000 Active 32 DOM
5. 2026-06-15
   days on market $1,150,000 Active 31 DOM
6. 2026-06-13
   days on market $1,150,000 Active 29 DOM
7. 2026-06-13
   pricedays on market $1,150,000 Active 28 DOM
8. 2026-06-09
   days on market $1,200,000 Active 25 DOM
9. 2026-06-08
   days on market $1,200,000 Active 24 DOM
10. 2026-06-07
    days on market $1,200,000 Active 23 DOM
11. 2026-06-04
    days on market $1,200,000 Active 20 DOM
12. 2026-06-03
    days on market $1,200,000 Active 19 DOM
13. 2026-06-02
    days on market $1,200,000 Active 18 DOM
14. 2026-06-01
    days on market $1,200,000 Active 17 DOM
15. 2026-05-31
    days on market $1,200,000 Active 16 DOM
16. 2026-05-15
    listed $1,200,000 Active 1082-char remark
17. 2012-03-19
    soldstatus $975,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Rarely available at the prestigious One Hills Plaza landmark building. Contemporary 2 bedrooms/2 baths corner-unit. Large living/dining area with views of the Bay Bridge. Newly remodeled kitchen with high-end appliances and Caesar stone counter tops. Brazilian wood floors, custom window treatments and ample natural light are some of the highlights of this exclusive residence. 2 bedrooms, 2 baths (including one en-suite), in-unit laundry and custom built-in closets. Deeded parking and storage space. 24-hour concierge. The crowning jewel is the spectacular wrap-around roof terrace with amazing views of the Bay Bridge that will guarantee you a front-row seat for the America's Cup! www. onehillsplaza1001.com

18. 2012-03-19
    soldstatus $975,000

    Show marketing remark (713 chars)

    Rarely available at the prestigious One Hills Plaza landmark building. Contemporary 2 bedrooms/2 baths corner-unit. Large living/dining area with views of the Bay Bridge. Newly remodeled kitchen with high-end appliances and Caesar stone counter tops. Brazilian wood floors, custom window treatments and ample natural light are some of the highlights of this exclusive residence. 2 bedrooms, 2 baths (including one en-suite), in-unit laundry and custom built-in closets. Deeded parking and storage space. 24-hour concierge. The crowning jewel is the spectacular wrap-around roof terrace with amazing views of the Bay Bridge that will guarantee you a front-row seat for the America's Cup! www. onehillsplaza1001.com

19. 2012-02-05
    status Contingent - Show 713-char remark

    Show marketing remark (713 chars)

    Rarely available at the prestigious One Hills Plaza landmark building. Contemporary 2 bedrooms/2 baths corner-unit. Large living/dining area with views of the Bay Bridge. Newly remodeled kitchen with high-end appliances and Caesar stone counter tops. Brazilian wood floors, custom window treatments and ample natural light are some of the highlights of this exclusive residence. 2 bedrooms, 2 baths (including one en-suite), in-unit laundry and custom built-in closets. Deeded parking and storage space. 24-hour concierge. The crowning jewel is the spectacular wrap-around roof terrace with amazing views of the Bay Bridge that will guarantee you a front-row seat for the America's Cup! www. onehillsplaza1001.com

20. 2012-01-15
    listed $975,000 Active 713-char remark

    Show marketing remark (713 chars)

    Rarely available at the prestigious One Hills Plaza landmark building. Contemporary 2 bedrooms/2 baths corner-unit. Large living/dining area with views of the Bay Bridge. Newly remodeled kitchen with high-end appliances and Caesar stone counter tops. Brazilian wood floors, custom window treatments and ample natural light are some of the highlights of this exclusive residence. 2 bedrooms, 2 baths (including one en-suite), in-unit laundry and custom built-in closets. Deeded parking and storage space. 24-hour concierge. The crowning jewel is the spectacular wrap-around roof terrace with amazing views of the Bay Bridge that will guarantee you a front-row seat for the America's Cup! www. onehillsplaza1001.com

21. 2007-06-05
    soldstatus $990,000
22. 2001-11-15
    soldstatus $675,000
23. 2001-10-08
    soldstatus $725,000

    Show marketing remark (147 chars)

    Prime South Beach Location For Those Of You Who Li Ke To Me Pampered, This Building Offers Services, V Iews, Finish And Location. Www. Somapro. Com

24. 2001-09-05
    historical

    Show marketing remark (147 chars)

    Prime South Beach Location For Those Of You Who Li Ke To Me Pampered, This Building Offers Services, V Iews, Finish And Location. Www. Somapro. Com

25. 2001-06-28
    listed $699,000

    Show marketing remark (147 chars)

    Prime South Beach Location For Those Of You Who Li Ke To Me Pampered, This Building Offers Services, V Iews, Finish And Location. Www. Somapro. Com

ⓘ 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: $14,676 · $1,223/mo
• Projected year-2 tax: $14,676 · $1,223/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $92,091
• − Mortgage interest: −$64,418
• − Property taxes: −$14,676
• − Insurance: −$5,750
• − Repairs & maintenance: −$7,367
• − Management: −$7,367
• − HOA: −$24,828
• − Depreciation: −$33,455
• Taxable loss: −$65,770
• Est. tax savings @ 24.0%: +$15,785
• After-tax cash flow: $-29,086/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): 13,861
• Household income: $225,000
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 798.0

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 0.61)
• Race & ethnicity: Asian 53% White 31% Hispanic / Latino 9% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Scotch-Irish 2% Romanian 2%
• Foreign-born: 45% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 22% Other Indo-European 6% Spanish 6%

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: ▲ 4.27%
• Current HPI: 179.3791
• Rent YoY: ▲ 19.74%
• 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

+64.5% since first listed

11 events — show timeline

• 2026-06-12 Price Changed $1,150,000 San Francisco MLS
• 2026-05-15 Listed $1,200,000 San Francisco MLS
• 2012-03-19 Sold (Public Records) $975,000 Public Records
• 2012-03-19 Sold (MLS) $975,000 San Francisco MLS
• 2012-02-05 Pending — San Francisco MLS
• 2012-01-15 Listed $975,000 San Francisco MLS
• 2007-06-05 Sold (Public Records) $990,000 Public Records
• 2001-11-15 Sold (Public Records) $675,000 Public Records
• 2001-10-08 Sold (MLS) $725,000 San Francisco MLS
• 2001-09-05 Delisted — San Francisco MLS
• 2001-06-28 Listed $699,000 San Francisco MLS

Property tax history

+1.2%/yr

Latest (2025): $14,676 · +3.0% YoY. Source: county tax records.