333-335 Potrero Ave · San Francisco, CA 94103

$1,100,000

4 bd · 2.0 ba · 1,776 sqft · MultiFamily public records · 666 Days on market

Built 1905 3,746 sqft lot $619/sqft · 26% below area Est $1479k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a fantastic investment opportunity for both owner-users and investors to acquire a charming two-unit flat located in the desirable Potrero Hill district. The property is situated on an oversized lot, offering tremendous potential for future development or expansion. One of the standout features of this location is its accessibility; location is within walking distance to a variety of shopping options and trendy cafes along the popular Potrero Hill and Inner Mission border. Additionally, you'll find that downtown, major freeways, and BART stations are just minutes away, making daily commuting incredibly convenient. Don't miss the chance to invest in this prime location with significant upside potential! All bids should be submitted at www. xome.com. Bidding Dates: 05/23/2026-05/26/2026.

Key facts

• Oversized lot
• 3,746 sq ft lot
• Garage

Tags

• CHARMING TWO-UNIT FLAT
• OVERSIZED LOT
• SIGNIFICANT UPSIDE POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative. Per door: $-115/mo.
• To cash-flow at today's rent, offer at most $1.06M (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $958k (12.9% below list).
• Recommended offer: $958k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (+15.5%/yr); 113 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $9,579/mo this rent would consume 99% of the median local household income ($116k/yr) (locally 2666% 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 $62k of equity ($8k loan paydown + $55k appreciation (5.0% 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 ~$100k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 666 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $150k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $957,900 (12.9% 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 666 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.87% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (median comp): $1,478,544
• List price: $1,100,000
• Delta: -25.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 Mariposa St	0.16mi	4/1.0	1,821 (+2%)	5mo	$1,285,000	$706	80
363-365 Texas St	0.70mi	3/2.0 (-1)	1,905 (+7%)	2mo	$2,517,000	$1,321	49
3229/3231 20th St	0.56mi	5/2.0 (+1)	1,960 (+10%)	11mo	$1,275,000	$651	42
1140-1142 Rhode Island St	0.74mi	4/3.0	1,826 (+3%)	19mo	$2,101,440	$1,151	41

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

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.93×
• Total profit: $287,395
• Equity at exit: $620,851

10-year hold

• IRR: 17.1%
• Equity multiple: 4.26×
• Total profit: $1,004,781
• Equity at exit: $1,069,439

Cash invested: $308,000 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 113
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $9,579 high
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,571 /mo · $18,851/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,012
• Net cashflow: $-230

Break-even live

Break-even rent $9,871

Max offer price $1,059,305

Occupancy floor 97%

Sensitivity live

Price	-10% $392	-5% $81	+0% $-230	+5% $-542	+10% $-853
Rent	-10% $-987	-5% $-609	+0% $-230	+5% $148	+10% $526
Rate	-1.0pp $324	-0.5pp $49	base $-230	+0.5pp $-515	+1.0pp $-805

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$9,580
Total (2 units)			$9,579

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,931	$7.93	2d	3	0.36mi
696 De Haro St #1611 San Francisco, CA	3.0	2.0	1515	$6,580	$4.34	8d	1	0.40mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$7,140	$7.45	2d	5	0.50mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	44d	1	0.53mi
471 S Van Ness Ave San Francisco, CA	4.0	3.0	2140	$11,000	$5.14	16d	1	0.57mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	3d	1	0.77mi
454 Pennsylvania Ave San Francisco, CA	3.0	2.5	1388	$8,950	$6.45	25d	1	0.78mi
3436 19th St Unit A San Francisco, CA	3.0	2.0	1250	$7,225	$5.78	21d	1	0.79mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$6,153	$4.72	2d	2	0.79mi
725 Capp St San Francisco, CA	4.0	2.0	1350	$5,490	$4.07	44d	1	0.90mi
922 Valencia St Unit A San Francisco, CA	3.0	2.5	1250	$8,450	$6.76	44d	1	0.93mi
922 Valencia St Apt C San Francisco, CA	3.0	2.5	1300	$7,950	$6.12	44d	1	0.93mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$7,241	$7.61	0d	1	0.93mi
603 Tennessee St Unit 305 San Francisco, CA	3.0	3.5	1230	$8,000	$6.50	25d	1	0.96mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$8,160	$6.64	3d	1	1.08mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	19d	1	1.13mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,384	$4.75	3d	2	1.37mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	25d	1	1.43mi
188 Minna St Unit 27AL San Francisco, CA	3.0	3.0	2027	$30,000	$14.80	44d	1	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $1,100,000 Active 666 DOM
2. 2026-06-18
   days on market $1,100,000 Active 663 DOM
3. 2026-06-17
   days on market $1,100,000 Active 662 DOM
4. 2026-06-16
   days on market $1,100,000 Active 661 DOM
5. 2026-06-15
   days on market $1,100,000 Active 660 DOM
6. 2026-06-13
   days on market $1,100,000 Active 658 DOM
7. 2026-06-13
   days on market $1,100,000 Active 657 DOM
8. 2026-06-09
   days on market $1,100,000 Active 654 DOM
9. 2026-06-08
   days on market $1,100,000 Active 653 DOM
10. 2026-06-07
    days on market $1,100,000 Active 652 DOM
11. 2026-06-04
    days on market $1,100,000 Active 649 DOM
12. 2026-06-03
    days on market $1,100,000 Active 648 DOM
13. 2026-06-02
    days on market $1,100,000 Active 647 DOM
14. 2026-06-01
    days on market $1,100,000 Active 646 DOM
15. 2026-05-31
    days on market $1,100,000 Active 645 DOM
16. 2025-05-02
    price $1,100,000 804-char remark

    Show marketing remark (804 chars)

    This is a fantastic investment opportunity for both owner-users and investors to acquire a charming two-unit flat located in the desirable Potrero Hill district. The property is situated on an oversized lot, offering tremendous potential for future development or expansion. One of the standout features of this location is its accessibility; location is within walking distance to a variety of shopping options and trendy cafes along the popular Potrero Hill and Inner Mission border. Additionally, you'll find that downtown, major freeways, and BART stations are just minutes away, making daily commuting incredibly convenient. Don't miss the chance to invest in this prime location with significant upside potential! All bids should be submitted at www. xome.com. Bidding Dates: 05/23/2026-05/26/2026.

17. 2024-10-23
    price $1,150,000 804-char remark

    Show marketing remark (804 chars)

    This is a fantastic investment opportunity for both owner-users and investors to acquire a charming two-unit flat located in the desirable Potrero Hill district. The property is situated on an oversized lot, offering tremendous potential for future development or expansion. One of the standout features of this location is its accessibility; location is within walking distance to a variety of shopping options and trendy cafes along the popular Potrero Hill and Inner Mission border. Additionally, you'll find that downtown, major freeways, and BART stations are just minutes away, making daily commuting incredibly convenient. Don't miss the chance to invest in this prime location with significant upside potential! All bids should be submitted at www. xome.com. Bidding Dates: 05/23/2026-05/26/2026.

18. 2024-08-25
    listed $1,250,000 Active 804-char remark

    Show marketing remark (804 chars)

    This is a fantastic investment opportunity for both owner-users and investors to acquire a charming two-unit flat located in the desirable Potrero Hill district. The property is situated on an oversized lot, offering tremendous potential for future development or expansion. One of the standout features of this location is its accessibility; location is within walking distance to a variety of shopping options and trendy cafes along the popular Potrero Hill and Inner Mission border. Additionally, you'll find that downtown, major freeways, and BART stations are just minutes away, making daily commuting incredibly convenient. Don't miss the chance to invest in this prime location with significant upside potential! All bids should be submitted at www. xome.com. Bidding Dates: 05/23/2026-05/26/2026.

19. 2016-01-06
    soldstatus $1,138,000
20. 2015-11-22
    historical
21. 2015-09-11
    listed $1,095,000 Active
22. 2015-03-13
    soldstatus $900,000 Closed
23. 2015-03-13
    soldstatus $900,000
24. 2015-02-21
    status Pending
25. 2015-01-31
    listed $749,000 Active
26. 2014-03-27
    historical
27. 2014-03-27
    status Contingent - Show
28. 2014-03-27
    listed $749,000 Active

ⓘ 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: $18,851 · $1,571/mo
• Projected year-2 tax: $18,851 · $1,571/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 ≥78°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: $114,948
• − Mortgage interest: −$61,617
• − Property taxes: −$18,851
• − Insurance: −$5,500
• − Repairs & maintenance: −$9,196
• − Management: −$9,196
• − Depreciation: −$32,000
• Taxable loss: −$21,412
• Est. tax savings @ 24.0%: +$5,139
• After-tax cash flow: $2,374/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

+46.9% since first listed

13 events — show timeline

• 2025-05-02 Price Changed $1,100,000 San Francisco MLS
• 2024-10-23 Price Changed $1,150,000 San Francisco MLS
• 2024-08-25 Listed $1,250,000 San Francisco MLS
• 2016-01-06 Sold (Public Records) $1,138,000 Public Records
• 2015-11-22 Delisted — San Francisco MLS
• 2015-09-11 Listed $1,095,000 San Francisco MLS
• 2015-03-13 Sold (Public Records) $900,000 Public Records
• 2015-03-13 Sold (MLS) $900,000 San Francisco MLS
• 2015-02-21 Pending — San Francisco MLS
• 2015-01-31 Listed $749,000 San Francisco MLS
• 2014-03-27 Delisted — San Francisco MLS
• 2014-03-27 Pending — San Francisco MLS
• 2014-03-27 Listed $749,000 San Francisco MLS

Property tax history

+18.1%/yr

Latest (2025): $18,851 · -0.9% YoY. Source: county tax records.