10 Kennedy Pl #201 · San Francisco, CA 94124

$300,000

1 bd · 1.0 ba · 657 sqft · Condo public records · 145 Days on market

Built 2018 Good condition $457/sqft · 42% below area Est $517k · 42% under $620/mo HOA · 20% of rent ↓ 46% since listing

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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
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Cash flow +4.3/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

Key facts

• Large windows
• Extensive cabinetry
• Modern appliances

Tags

• OPEN CONCEPT LAYOUT
• LARGE WINDOWS
• LUXURIOUS KITCHEN
• MODERN APPLIANCES
• EXTENSIVE CABINETRY
• PEACEFUL RETREAT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-798 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (22.1% below list).
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $234k (22.1% below list) — sets the bar for cash-flow.
• Cap rate 3.1% 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.
• Market conditions: 95 active listings in the ZIP; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $3,157/mo this rent would consume 47% of the median local household income ($81k/yr) (locally 1605% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 145 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $199k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.

Recommended offer $233,620 (22.1% 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 145 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.05% ✓
• Cap rate: 3.10%
• Cash-on-cash: -11.40%
• DSCR: 0.49
• GRM: 7.9

CMA / ARV

• ARV (median comp): $516,842
• List price: $300,000
• Delta: -41.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -36.6%
• Equity multiple: -0.17×
• Total profit: $-98,640
• Equity at exit: $44,731

10-year hold

• IRR: -48.5%
• Equity multiple: -0.76×
• Total profit: $-148,102
• Equity at exit: $25,939

Cash invested: $84,000 (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 94124

• Active inventory: 95
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,157 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$973 /mo · $11,681/yr
• Insurance: −$125
• HOA: −$620
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-798

Break-even live

Break-even rent $4,167

Max offer price $233,620

Occupancy floor —

Sensitivity live

Price	-10% $-628	-5% $-713	+0% $-798	+5% $-883	+10% $-968
Rent	-10% $-1,047	-5% $-923	+0% $-798	+5% $-673	+10% $-549
Rate	-1.0pp $-647	-0.5pp $-722	base $-798	+0.5pp $-876	+1.0pp $-955

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $620 · $7,440/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $300,000 Active 145 DOM
2. 2026-06-18
   days on market $300,000 Active 142 DOM
3. 2026-06-17
   days on market $300,000 Active 141 DOM
4. 2026-06-16
   days on market $300,000 Active 140 DOM
5. 2026-06-15
   days on market $300,000 Active 139 DOM
6. 2026-06-13
   days on market $300,000 Active 137 DOM
7. 2026-06-13
   pricedays on market $300,000 Active 136 DOM
8. 2026-06-09
   days on market $389,000 Active 133 DOM
9. 2026-06-08
   days on market $389,000 Active 132 DOM
10. 2026-06-07
    days on market $389,000 Active 131 DOM
11. 2026-06-04
    pricedays on market $389,000 Active 128 DOM
12. 2026-06-03
    days on market $399,000 Active 127 DOM
13. 2026-06-02
    days on market $399,000 Active 126 DOM
14. 2026-06-01
    days on market $399,000 Active 125 DOM
15. 2026-05-31
    days on market $399,000 Active 124 DOM
16. 2026-05-19
    price $399,000 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

17. 2026-05-15
    price $426,000 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

18. 2026-05-08
    price $429,000 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

19. 2026-04-11
    price $439,000 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

20. 2026-04-07
    price $459,000 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

21. 2026-04-02
    price $479,000 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

22. 2026-01-27
    listed $499,000 Active 1016-char remark

    Show marketing remark (1016 chars)

    Cozy and modern 1 bedroom 1 bath condominium offering comfort, privacy, convenience, and city accessibility in San Francisco's evolving Bayview neighborhood. Open concept functional layout of the living room featuring large windows inviting natural light, creating a bright and welcoming atmosphere throughout the home. Into the luxurious kitchen packed with modern appliances, sleek countertops, extensive cabinetry maximizing ample storage. While the bedroom and bath tucked away providing a peaceful retreat from the city. Conveniently located in San Francisco's Bayview neighborhood, this home offers easy access to public transportation, major freeways and downtown San Francisco. Enjoy nearby local shops, dining, parks, waterfront trails, and neighborhood amenities provide a balance of urban convenience and outdoor enjoyment. An excellent opportunity for first-time buyers or anyone seeking a low-maintenance urban lifestyle. Don't miss this great opportunity to own in San Francisco's growing neighborhood.

23. 2025-06-10
    historical
24. 2025-06-01
    listed Active
25. 2025-05-27
    historical
26. 2025-05-27
    historical
27. 2025-03-29
    price
28. 2023-09-09
    listed Active
29. 2021-09-08
    soldstatus $734,000

ⓘ 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: $11,681 · $973/mo
• Projected year-2 tax: $11,681 · $973/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 ≥81°F today · 17 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: $37,879
• − Mortgage interest: −$16,805
• − Property taxes: −$11,681
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − HOA: −$7,440
• − Depreciation: −$8,727
• Taxable loss: −$14,335
• Est. tax savings @ 24.0%: +$3,440
• After-tax cash flow: $-6,135/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This modern, well-maintained condo in the Bayview neighborhood of San Francisco offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can add value to the property.
• Both Replace window treatments — Modern window treatments can improve the home's aesthetic and energy efficiency.
• Both Update flooring — New flooring can refresh the interior and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and can add value to the property. ↑
• Both Replace window treatments — Modern window treatments can improve the home's aesthetic and energy efficiency. ↑
• Both Update flooring — New flooring can refresh the interior and add value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 34,475
• Household income: $80,509
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1605.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Asian 36% Black 25% Hispanic / Latino 25% Two or more races 9% White 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 37% · China, Canada, Vietnam
• Languages at home: 47% English-only · Chinese 24% Spanish 20% Vietnamese 2%

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: ▼ -909.13%
• Current HPI: 275.3568
• Rent YoY: —
• 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

-45.6% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $399,000 San Francisco MLS
• 2026-05-15 Price Changed $426,000 San Francisco MLS
• 2026-05-08 Price Changed $429,000 San Francisco MLS
• 2026-04-11 Price Changed $439,000 San Francisco MLS
• 2026-04-07 Price Changed $459,000 San Francisco MLS
• 2026-04-02 Price Changed $479,000 San Francisco MLS
• 2026-01-27 Listed $499,000 San Francisco MLS
• 2025-06-10 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-01 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-27 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-29 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2023-09-09 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2021-09-08 Sold (Public Records) $734,000 Public Records

Property tax history

-8.7%/yr

Latest (2025): $11,681 · +3.2% YoY. Source: county tax records.