1082 Union St · San Francisco, CA 94133

$6,800,000

182 bd · None ba · 14,215 sqft · MultiFamily · 37 Days on market

Built 1914 Good condition 5,623 sqft lot

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Why this score? — see what drove the B- 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 +20.1/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 13 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

1082 Union Street presents a rare opportunity to acquire a premier multifamily asset in the heart of Russian Hill, one of San Francisco's most iconic and desirable neighborhoods. Perched along Union Street, the property boasts sweeping, unobstructed views of the San Francisco Bay, Marina, and city skyline. The 13-unit building, constructed in 1914, is comprised of two (2) junior one-bedroom units, ten (10) one-bedroom units, and one (1) two-bedroom, two-bath unit, offering a well-balanced unit mix suited to a wide range of renters. Units feature spacious layouts complemented by classic period details, including hardwood flooring, bay windows, crown molding, and built-in cabinetry, while sel

Key facts

• On site laundry
• On site parking
• Unobstructed views

Tags

• UNOBSTRUCTED VIEWS
• ON SITE PARKING
• ON SITE LAUNDRY
• SHARED BACKYARD
• PUBLIC TRANSPORTATION
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• Other: 13 total units (11 leased, 2 vacant); Building area 14,215 square feet; Lot features include sidewalk; Lot size approximately 5,623.6 square feet
• HOA & community: No association fee

Exterior

• Parking: Covered garage parking; 4 parking spaces total; Has garage
• Home design: Residential income property (multi-family); Configured as 5 or more units; Built in 1914
• Construction: Concrete foundation; Tar/gravel roof; Built in 1914
• Exterior features: Tar/gravel roof; Concrete foundation

Interior

• Bedrooms: 14 bedrooms total; 11 one-bedroom units occupied; 1 two-bedroom unit occupied
• Interior features: Sidewalk on property

What this means for you Summary

Snapshot

• This is a 12×1bd/1ba + 1×2bd/2ba units multifamily listed at $6.80M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8k ($101k/yr) — positive. Per door: $650/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($70k rent vs $6.80M).
• Recommended offer: $6.60M (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $70,188/mo this rent would consume 966% 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 $485k of equity ($47k loan paydown + $438k 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 $1.90M cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$776k 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 ($6.60M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $6,596,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1914 — 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 8.1

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: 23.1%
• Equity multiple: 2.60×
• Total profit: $3,052,989
• Equity at exit: $4,465,366

10-year hold

• IRR: 23.7%
• Equity multiple: 5.96×
• Total profit: $9,438,173
• Equity at exit: $8,267,571

Cash invested: $1,904,000 (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: 105.6×

Monthly cashflow live

• Estimated rent: $70,188 high
• Mortgage (P&I): −$35,660
• Tax est. 1.5%: −$8,500 /mo · $102,000/yr
• Insurance: −$2,833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$14,739
• Net cashflow: $8,455

Break-even live

Break-even rent $59,485

Max offer price $6,800,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$64,404
1× unit	2	2	$5,784
Total (13 units)			$70,188

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: $1,700,000
• Closing costs: $204,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-04-24
   historical Contingent - No Show
3. 2026-04-13
   listed $6,800,000 Active

ⓘ 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 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: $842,256
• − Mortgage interest: −$380,906
• − Property taxes: −$102,000
• − Insurance: −$34,000
• − Repairs & maintenance: −$67,380
• − Management: −$67,380
• − Depreciation: −$197,818
• Taxable loss: −$7,229
• Est. tax savings @ 24.0%: +$1,735
• After-tax cash flow: $103,198/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 · 12 photos

Good 80/100 Cosmetic rehab

This 13-unit multifamily property in Russian Hill, San Francisco, offers a good condition with minimal repairs needed. The property is move-in ready with good curb appeal and classic period details.

Value-add opportunities

• Both update kitchen appliances — modern appliances enhance both resale and rental value
• Both update flooring — hardwood floors are timeless and enhance both resale and rental value
• Both paint interior walls — neutral paint is versatile and enhances both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both update kitchen appliances — modern appliances enhance both resale and rental value ↑
• Both update flooring — hardwood floors are timeless and enhance both resale and rental value ↑
• Both paint interior walls — neutral paint is versatile and enhances both resale and rental value ↑

ⓘ 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): 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

3 events — show timeline

• 2026-05-20 Pending — San Francisco MLS
• 2026-04-24 Contingent — San Francisco MLS
• 2026-04-13 Listed $6,800,000 San Francisco MLS