45 Ora Way Unit 204A · San Francisco, CA 94131

$289,900

1 bd · 1.0 ba · 676 sqft · Condo public records · 554 Days on market

Built 1975 $784/mo HOA · 20% of rent ↓ 36% since listing

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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 +18.2/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

No lottery First Come First Serve! 1 bedroom/1 bathroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $125,900; 2 = $143,900; 3 = $161,800, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Please visit https://housing. sfgov.org to view the listing and for application & program info. Fair Housing Opportunity. Welcome to this spacious one bedroom | one bathroom condo, located in the picturesque neighborhood of Diamond Heights, offering a serene view

Key facts

• $784 HOA
• Parking
• Community pool

Property features AI

Finance

• Financial info: Community contains 204 units
• HOA & community: Homeowners association with monthly fee; Monthly association fee: $784; Association maintenance covers structure and grounds, management, sewer, trash and water; Community amenities include greenbelt, pool, spa/hot tub and recreation facilities

Exterior

• Parking: Carport (1 space); On-site parking, side-by-side configuration; 1 covered space
• Security: Community-managed security included in association services
• Utilities: Public water; Public sewer
• Home design: Contemporary condominium; Built in 1975
• Construction: Frame and wood construction with wood siding; Slab foundation
• Exterior features: Entry at ground level; Pool house

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace (heating)
• Interior features: Floor furnace heating; Carpet, linoleum and tile flooring
• Laundry & utility: Coin laundry in community

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+14.1%/yr); 95 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 554 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $160k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $255,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 554 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
10. 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.
11. 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: 1.37% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-8,829
• Equity at exit: $43,225

10-year hold

• IRR: 13.2%
• Equity multiple: 2.37×
• Total profit: $111,330
• Equity at exit: $25,065

Cash invested: $81,172 (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 94131

• Rents YoY: 14.1%
• Active inventory: 95
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,958 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$440 /mo · $5,282/yr
• Insurance: −$121
• HOA: −$784
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $261

Break-even live

Break-even rent $3,627

Max offer price $289,900

Occupancy floor 88%

Sensitivity live

Price	-10% $425	-5% $343	+0% $261	+5% $179	+10% $97
Rent	-10% $-51	-5% $105	+0% $261	+5% $418	+10% $574
Rate	-1.0pp $407	-0.5pp $335	base $261	+0.5pp $186	+1.0pp $110

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5285 Diamond Heights Blvd San Francisco, CA	1.0–2.0	1.0–2.0	805	$4,329	$5.38	0d	6	0.17mi
1643 Castro St Apt 6 San Francisco, CA	1.0	1.0	563	$3,695	$6.56	9d	1	0.47mi
1351-1373 Noe St Unit 1363 San Francisco, CA	—	1.0	360	$2,395	$6.65	45d	1	0.48mi
742 Chenery St San Francisco, CA	1.0	1.0	750	$2,995	$3.99	25d	1	0.51mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	6d	1	0.57mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	14d	1	0.57mi
1 Homestead San Francisco, CA	2.0	1.0	750	$6,900	$9.20	25d	1	0.62mi
351 Mangels Ave Unit Ta San Francisco, CA	1.0	1.0	550	$3,300	$6.00	20d	1	0.78mi
211 Genebern Way Unit 1309729P San Francisco, CA	2.0	1.0	699	$7,809	$11.17	0d	1	0.92mi
3721 25th St Apt 6 San Francisco, CA	1.0	1.0	650	$3,795	$5.84	0d	1	0.94mi
218 Winfield St San Francisco, CA	2.0	1.0	600	$3,200	$5.33	45d	1	0.97mi
257 San Jose Ave #1 San Francisco, CA	1.0	1.0	500	$2,999	$6.00	25d	1	1.07mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	45d	1	1.10mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	3d	1	1.18mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	18d	1	1.21mi
940 Guerrero St Unit 06 San Francisco, CA	1.0	1.0	520	$4,295	$8.26	25d	1	1.22mi
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	25d	1	1.23mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	45d	1	1.23mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	9d	1	1.26mi
99 Ocean Ave San Francisco, CA	3.0	1.0–2.0	669	$3,920	$5.86	0d	8	1.28mi
3321 21st St Apt 2 San Francisco, CA	—	1.0	350	$3,000	$8.57	4d	1	1.31mi
300 Laguna Honda Blvd #103 San Francisco, CA	1.0	1.0	715	$3,400	$4.76	6d	1	1.32mi
3241 23rd St Unit 3245-4 San Francisco, CA	—	1.0	450	$2,550	$5.67	15d	1	1.35mi
712 Brazil Ave Unit 1 San Francisco, CA	1.0	1.0	500	$2,299	$4.60	20d	1	1.46mi
712 Brazil Ave San Francisco, CA	1.0	1.0	500	$2,299	$4.60	25d	1	1.46mi
3140 21st St Unit 103 San Francisco, CA	—	1.0	500	$2,795	$5.59	6d	1	1.50mi

HOA detail condo

• Monthly dues: $784 · $9,408/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-16
   status Pending
2. 2026-04-02
   historical Contingent - No Show
3. 2026-03-05
   status Active
4. 2026-03-05
   price $289,900
5. 2026-01-27
   price $299,900
6. 2025-12-31
   status Active
7. 2025-11-19
   price $329,900
8. 2025-09-19
   price $349,900
9. 2025-08-19
   price $364,900
10. 2025-08-13
    status Active
11. 2025-05-08
    status Pending
12. 2025-04-03
    historical Contingent - No Show
13. 2025-01-23
    price $379,900
14. 2025-01-17
    price $399,900
15. 2025-01-16
    price $379,900
16. 2024-12-03
    price $399,900
17. 2024-11-02
    price $409,900
18. 2024-10-30
    status Active
19. 2024-10-13
    historical
20. 2024-09-30
    price $429,900
21. 2024-07-12
    listed $449,900 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: $5,282 · $440/mo
• Projected year-2 tax: $5,282 · $440/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 1/10 Low 6 d/yr ≥76°F today · 14 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: $47,492
• − Mortgage interest: −$16,239
• − Property taxes: −$5,282
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,799
• − Management: −$3,799
• − HOA: −$9,408
• − Depreciation: −$8,433
• Taxable loss: −$919
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $3,356/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): 28,504
• Household income: $199,211
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 865.0

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 0.66)
• Race & ethnicity: White 51% Asian 23% Hispanic / Latino 13% Two or more races 13% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 4% Italian 4% Scotch-Irish 3%
• Foreign-born: 25% · China, Canada, South Korea
• Languages at home: 72% English-only · Chinese 8% Spanish 8% Other Indo-European 4%

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: ▼ -1249.94%
• Current HPI: 268.447
• Rent YoY: ▲ 14.12%
• 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

-35.6% since first listed

21 events — show timeline

• 2026-05-16 Pending — San Francisco MLS
• 2026-04-02 Contingent — San Francisco MLS
• 2026-03-05 Relisted — San Francisco MLS
• 2026-03-05 Price Changed $289,900 San Francisco MLS
• 2026-01-27 Price Changed $299,900 San Francisco MLS
• 2025-12-31 Relisted — San Francisco MLS
• 2025-11-19 Price Changed $329,900 San Francisco MLS
• 2025-09-19 Price Changed $349,900 San Francisco MLS
• 2025-08-19 Price Changed $364,900 San Francisco MLS
• 2025-08-13 Relisted — San Francisco MLS
• 2025-05-08 Pending — San Francisco MLS
• 2025-04-03 Contingent — San Francisco MLS
• 2025-01-23 Price Changed $379,900 San Francisco MLS
• 2025-01-17 Price Changed $399,900 San Francisco MLS
• 2025-01-16 Price Changed $379,900 San Francisco MLS
• 2024-12-03 Price Changed $399,900 San Francisco MLS
• 2024-11-02 Price Changed $409,900 San Francisco MLS
• 2024-10-30 Relisted — San Francisco MLS
• 2024-10-13 Delisted — San Francisco MLS
• 2024-09-30 Price Changed $429,900 San Francisco MLS
• 2024-07-12 Listed $449,900 San Francisco MLS

Property tax history

+4.6%/yr

Latest (2025): $5,282 · +2.9% YoY. Source: county tax records.