25 Galilee Ln #5 · San Francisco, CA 94115

$620,000

3 bd · 2.0 ba · 1,050 sqft · Condo public records · 86 Days on market

$590/sqft · at area comps Est $599k · at est. $1451/mo HOA · 25% 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).

• Appreciation +9.3/10.0
• Cash flow +6.2/30.0
• ARV discount +5.9/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

30K in updates made for the sale add to this rare value in SF offering south-facing ideal top-floor indoor/outdoor living with three bedrooms, two bathrooms, private outdoor space, parking included, located in between Hayes Valley and Fillmore, one-block to Japantown and owned and lived in only by original owner. The large open-concept living and dining room includes brand new recessed lighting with dimmer switches, new contemporary carpeting, and wide profile sliding glass door that provides bright natural light and opens out to a spacious balcony with tree-top, greenbelt and Sutro Tower outlooks. The living/dining flows into the kitchen which offers beautifully updated and generous quartz countertops, new range, new stainless sink, and faucet, new flooring, new electrical outlets and switches and full-height cabinetry. Long hallway separating entertainment and private spaces provides two large hallway closets including one walk-in for great additional storage. Three bedrooms each with new ceiling light fixtures, new blinds, can easily accommodate a queen bed, plus spacious closets, and bright sky and tree-top outlooks. Two full bathrooms each with new lighting, new faucets, new hand-held shower heads, new outlets, reglazed soaking tubs with shower above, and new pedestal sink in primary. Three large bedroom closets, a very generous walk-in hallway closet, additional hallway closet plus full-height kitchen cabinets equates to abundant closet and storage space. Freshly painted throughout. New thermostat. Ideal setting with three blocks of green space both people and dog-friendly, blooming plants, walking paths, and benches. A real community it also includes a community garden, basketball, playground, social hall, full-time onsite office staff, maintenance crew, 24-hour support number, and organized events and activities. Each intimate building is only three levels, only two units per floor, for a total of six units per entrance (buildings have a front and back door for extra convenience), and every unit has the ability to buzz guests in. All, yes, all utilities and parking included in dues (vs paying separately for each with changing utilities costs elsewhere) - only pay for wifi separately. Prime location close to Japantown with Hinodeya Ramen, Nijiya Market, Soko Hardware, ACE Hardware, AMC Kabuki, and various shopping and dining options, as well as close to Hayes Valley including a new Trader Joe's, Civic Center and the various performing arts.

Key facts

• Parking included
• Top-floor
• $1,451 HOA

Tags

• TOP-FLOOR
• PRIVATE OUTDOOR SPACE
• PARKING INCLUDED
• ONE-BLOCK TO JAPANTOWN
• BRAND NEW RECESSED LIGHTING
• NEW CONTEMPORARY CARPETING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $620k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $458k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $584k (5.8% below list).
• Recommended offer: $458k (26.2% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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.
• 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 (+20.6%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• At $5,840/mo this rent would consume 46% 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 $57k of equity ($4k loan paydown + $53k 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.
• By year 2, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($583k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $457,649 (26.2% 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 86 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 8.8

CMA / ARV

• ARV (median comp): $598,738
• List price: $620,000
• Delta: 3.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
461 Oak St #2	0.65mi	3/1.5	1,052 (+0%)	2mo	$968,888	$921	66

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: 17.5%
• Equity multiple: 2.36×
• Total profit: $236,438
• Equity at exit: $492,997

10-year hold

• IRR: 18.4%
• Equity multiple: 5.73×
• Total profit: $820,370
• Equity at exit: $1,000,320

Cash invested: $173,600 (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: 64
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,840 high
• Mortgage (P&I): −$3,251
• Tax est. 1.5%: −$775 /mo · $9,300/yr
• Insurance: −$258
• HOA: −$1,451
• Vacancy / Maint / Mgmt: −$1,226
• Net cashflow: $-1,122

Break-even live

Break-even rent $7,260

Max offer price $457,649

Occupancy floor —

Sensitivity live

Price	-10% $-694	-5% $-908	+0% $-1,122	+5% $-1,336	+10% $-1,550
Rent	-10% $-1,583	-5% $-1,353	+0% $-1,122	+5% $-891	+10% $-661
Rate	-1.0pp $-810	-0.5pp $-964	base $-1,122	+0.5pp $-1,283	+1.0pp $-1,446

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: $155,000
• Closing costs: $18,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1489 Webster St San Francisco, CA	2.0	1.0	783	$4,095	$5.23	21d	1	0.21mi
1100 Gough St San Francisco, CA	2.0	1.0	785	$4,500	$5.73	20d	1	0.22mi
1415 Eddy St San Francisco, CA	2.0	1.0	800	$4,950	$6.19	26d	1	0.24mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$7,483	$9.98	0d	18	0.30mi
1701-1717 Bush St Unit 16 San Francisco, CA	2.0	1.0	750	$4,000	$5.33	45d	1	0.30mi
248 Myrtle St San Francisco, CA	2.0	1.0	975	$4,500	$4.62	20d	1	0.33mi
1635 Gough St San Francisco, CA	3.0	1.0–2.0	880	$9,295	$10.56	0d	2	0.34mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$2,999	$4.40	45d	1	0.35mi
851 Van Ness Ave #306 San Francisco, CA	2.0	2.0	909	$4,700	$5.17	14d	1	0.37mi
1450 Franklin St #505 San Francisco, CA	2.0	2.0	1326	$7,600	$5.73	12d	1	0.37mi
2075 Sutter St #525 San Francisco, CA	2.0	2.0	1084	$7,000	$6.46	45d	1	0.38mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$6,219	$8.88	0d	12	0.42mi
2200 Sacramento St #1207 San Francisco, CA	2.0	2.0	1000	$10,000	$10.00	23d	1	0.47mi
1460 Golden Gate Ave Unit 10 San Francisco, CA	2.0	1.0	900	$5,395	$5.99	45d	1	0.48mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	23d	1	0.52mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.52mi
1545 Pine St San Francisco, CA	2.0	2.0	1140	$5,109	$4.48	25d	1	0.52mi
750 Ofarrell St San Francisco, CA	2.0	1.0–2.0	725	$2,895	$3.99	9d	1	0.60mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$12,225	$11.49	9d	2	0.60mi
2080 Gough St San Francisco, CA	2.0	2.0	1000	$7,495	$7.50	26d	1	0.60mi
1600 California St San Francisco, CA	2.0	1.0	1171	$5,295	$4.52	7d	1	0.60mi
1501-1519 Polk St San Francisco, CA	2.0	1.0	1171	$5,295	$4.52	7d	2	0.61mi
1080 Sutter St San Francisco, CA	2.0	1.0	750	$4,150	$5.53	45d	1	0.62mi
1080 Sutter St #201 San Francisco, CA	3.0	2.0	1151	$6,800	$5.91	0d	1	0.62mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,563	$9.33	0d	1	0.64mi
2007 Pacific Ave Apt 6 San Francisco, CA	3.0	2.0	1131	$8,000	$7.07	18d	1	0.68mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	865	$7,990	$9.24	0d	2	0.70mi
965 Sutter St San Francisco, CA	2.0	1.0–2.0	618	$3,755	$6.07	0d	1	0.71mi
677 Oak St Unit 8 San Francisco, CA	2.0	1.0	850	$4,395	$5.17	20d	1	0.71mi
1501 Larkin St San Francisco, CA	2.0	1.0	1000	$4,200	$4.20	0d	1	0.72mi
725 Leavenworth St Unit 5 San Francisco, CA	2.0	2.0	742	$4,600	$6.20	16d	1	0.74mi
1408 California St San Francisco, CA	2.0	2.0	830	$6,295	$7.58	0d	1	0.75mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$8,790	$9.56	0d	26	0.79mi
737 Post St San Francisco, CA	2.0	1.0–2.0	515	$4,955	$9.61	0d	10	0.80mi
2355 Scott St San Francisco, CA	2.0	1.0	850	$7,695	$9.05	20d	1	0.83mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,373	$8.29	0d	26	0.83mi
1690 Broadway San Francisco, CA	1.0–2.0	1.0	761	$6,995	$9.19	0d	3	0.83mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	0.84mi
1369 Hyde St San Francisco, CA	3.0	1.0–2.0	1435	$6,695	$4.67	23d	1	0.84mi
55 9th St San Francisco, CA	2.0	1.0–2.0	833	$5,625	$6.75	0d	1	0.84mi

HOA detail condo

• Monthly dues: $1,451 · $17,412/yr
• Likely covers: electricinternetparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $620,000 Active 86 DOM
2. 2026-06-18
   days on market $620,000 Active 83 DOM
3. 2026-06-17
   days on market $620,000 Active 82 DOM
4. 2026-06-16
   days on market $620,000 Active 81 DOM
5. 2026-06-15
   days on market $620,000 Active 80 DOM
6. 2026-06-13
   days on market $620,000 Active 78 DOM
7. 2026-06-13
   days on market $620,000 Active 77 DOM
8. 2026-06-09
   days on market $620,000 Active 74 DOM
9. 2026-06-08
   days on market $620,000 Active 73 DOM
10. 2026-06-07
    days on market $620,000 Active 72 DOM
11. 2026-06-04
    days on market $620,000 Active 69 DOM
12. 2026-06-03
    days on market $620,000 Active 68 DOM
13. 2026-06-02
    days on market $620,000 Active 67 DOM
14. 2026-06-01
    days on market $620,000 Active 66 DOM
15. 2026-05-31
    days on market $620,000 Active 65 DOM
16. 2026-03-27
    listed $620,000 Active 2491-char remark

    Show marketing remark (2491 chars)

    30K in updates made for the sale add to this rare value in SF offering south-facing ideal top-floor indoor/outdoor living with three bedrooms, two bathrooms, private outdoor space, parking included, located in between Hayes Valley and Fillmore, one-block to Japantown and owned and lived in only by original owner. The large open-concept living and dining room includes brand new recessed lighting with dimmer switches, new contemporary carpeting, and wide profile sliding glass door that provides bright natural light and opens out to a spacious balcony with tree-top, greenbelt and Sutro Tower outlooks. The living/dining flows into the kitchen which offers beautifully updated and generous quartz countertops, new range, new stainless sink, and faucet, new flooring, new electrical outlets and switches and full-height cabinetry. Long hallway separating entertainment and private spaces provides two large hallway closets including one walk-in for great additional storage. Three bedrooms each with new ceiling light fixtures, new blinds, can easily accommodate a queen bed, plus spacious closets, and bright sky and tree-top outlooks. Two full bathrooms each with new lighting, new faucets, new hand-held shower heads, new outlets, reglazed soaking tubs with shower above, and new pedestal sink in primary. Three large bedroom closets, a very generous walk-in hallway closet, additional hallway closet plus full-height kitchen cabinets equates to abundant closet and storage space. Freshly painted throughout. New thermostat. Ideal setting with three blocks of green space both people and dog-friendly, blooming plants, walking paths, and benches. A real community it also includes a community garden, basketball, playground, social hall, full-time onsite office staff, maintenance crew, 24-hour support number, and organized events and activities. Each intimate building is only three levels, only two units per floor, for a total of six units per entrance (buildings have a front and back door for extra convenience), and every unit has the ability to buzz guests in. All, yes, all utilities and parking included in dues (vs paying separately for each with changing utilities costs elsewhere) - only pay for wifi separately. Prime location close to Japantown with Hinodeya Ramen, Nijiya Market, Soko Hardware, ACE Hardware, AMC Kabuki, and various shopping and dining options, as well as close to Hayes Valley including a new Trader Joe's, Civic Center and the various performing arts.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $70,082
• − Mortgage interest: −$34,730
• − Property taxes: −$9,300
• − Insurance: −$3,100
• − Repairs & maintenance: −$5,607
• − Management: −$5,607
• − HOA: −$17,412
• − Depreciation: −$18,036
• Taxable loss: −$23,709
• Est. tax savings @ 24.0%: +$5,690
• After-tax cash flow: $-7,773/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

1 event — show timeline

• 2026-03-27 Listed $620,000 San Francisco MLS

Property tax history

+3.9%/yr

Latest (2025): $482 · +2.9% YoY. Source: county tax records.