1175-1181 Pacific Ave · San Francisco, CA 94133

$2,400,000

28 bd · 4.0 ba · 6,070 sqft · MultiFamily public records · 19 Days on market

Built 1907 3,223 sqft lot

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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).

• Cash flow +13.3/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

1175-1181 Pacific Ave is a well-located 4-unit apartment building situated in San Francisco's highly desirable Nob Hill neighborhood. Positioned along one of the city's elevated corridors, the property offers impressive Bay and city views from the roof. The property is conveniently located near the Polk Street and Union Street retail corridors, providing easy access to popular restaurants, cafs, grocery stores, and neighborhood services. Chinatown, North Beach, and the Financial District are all within close proximity, offering convenient access to major business, dining, and entertainment destinations. Built in 1907, the property consists of two buildings totaling approximately 6,070 squar

Key facts

• Ground-level storage
• Two-level cottage
• Bay and city views

Tags

• BAY AND CITY VIEWS
• TWO-LEVEL COTTAGE
• GROUND-LEVEL STORAGE
• DIRECT INDOOR GARAGE ACCESS
• RESIDENTIAL-MIXED ZONING

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Garage parking; Total of 2 parking spaces
• Home design: Quadruplex (residential income property); Built in 1907
• Exterior features: Regular-shaped lot

Interior

• Bedrooms: Total of 7 bedrooms across all units; Unit 1: 2 bedrooms; Unit 2: 5 bedrooms
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 4 bathrooms
• Interior features: Four-unit residential income building; Units vary in furnishings

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $2.40M.

Deal economics

• At list price, monthly cash flow is $-20 ($-240/yr) — negative. Per door: $-5/mo.
• To cash-flow at today's rent, offer at most $2.40M (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.14M (10.7% below list).
• Recommended offer: $2.14M (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 (+16.9%/yr); 60 active listings in the ZIP; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $21,426/mo this rent would consume 295% of the median local household income ($87k/yr) (locally 2027% 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 $171k of equity ($17k loan paydown + $155k appreciation (6.4% 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 (6.4% appreciation + 8.0% rent growth), your $672k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$274k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($2.36M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $2,142,600 (10.7% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.44% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.29×
• Total profit: $868,675
• Equity at exit: $1,576,011

10-year hold

• IRR: 19.8%
• Equity multiple: 5.20×
• Total profit: $2,823,086
• Equity at exit: $2,917,966

Cash invested: $672,000 (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 94133

• Home prices YoY: 4.0%
• Rents YoY: 16.9%
• Active inventory: 60
• Price-to-rent: 37.3×

Monthly cashflow live

• Estimated rent: $21,426 medium
• Mortgage (P&I): −$12,586
• Tax from tax record: −$3,361 /mo · $40,328/yr
• Insurance: −$1,000
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,499
• Net cashflow: $-20

Break-even live

Break-even rent $21,451

Max offer price $2,396,471

Occupancy floor 95%

Sensitivity live

Price	-10% $1,339	-5% $659	+0% $-20	+5% $-699	+10% $-1,379
Rent	-10% $-1,713	-5% $-866	+0% $-20	+5% $826	+10% $1,673
Rate	-1.0pp $1,189	-0.5pp $590	base $-20	+0.5pp $-642	+1.0pp $-1,275

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$21,424
Total (4 units)			$21,426

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: $600,000
• Closing costs: $72,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $2,400,000 Pending 19 DOM
2. 2026-06-09
   days on market $2,400,000 Active 18 DOM
3. 2026-06-08
   days on market $2,400,000 Active 17 DOM
4. 2026-06-07
   days on market $2,400,000 Active 16 DOM
5. 2026-06-04
   days on market $2,400,000 Active 13 DOM
6. 2026-06-03
   days on market $2,400,000 Active 12 DOM
7. 2026-06-02
   days on market $2,400,000 Active 11 DOM
8. 2026-06-01
   days on market $2,400,000 Active 10 DOM
9. 2026-05-31
   days on market $2,400,000 Active 9 DOM
10. 2026-05-22
    listed $2,400,000 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: $40,328 · $3,361/mo
• Projected year-2 tax: $40,328 · $3,361/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 7 d/yr ≥79°F today · 16 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: $257,112
• − Mortgage interest: −$134,437
• − Property taxes: −$40,328
• − Insurance: −$12,000
• − Repairs & maintenance: −$20,569
• − Management: −$20,569
• − Depreciation: −$69,818
• Taxable loss: −$40,609
• Est. tax savings @ 24.0%: +$9,746
• After-tax cash flow: $9,506/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): 23,804
• Household income: $87,191
• Rent vs Own: 83.5% rent · 16.5% own
• Severe rent burden: 2027.0

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 0.65)
• Race & ethnicity: Asian 48% White 34% Hispanic / Latino 11% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 40% · China, Canada, South Korea
• Languages at home: 53% English-only · Chinese 34% Spanish 5% Other Indo-European 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: ▲ 6.44%
• Current HPI: 168.565
• Rent YoY: ▲ 16.95%
• 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

• 2026-05-22 Listed $2,400,000 San Francisco MLS

Property tax history

+17.3%/yr

Latest (2025): $40,328 · +3.1% YoY. Source: county tax records.