285 Main St #312 · San Francisco, CA 94105

$385,168

2 bd · 1.0 ba · 774 sqft · Condo public records · 124 Days on market

Built 2020 Excellent condition $498/sqft · 58% below area $925/mo HOA · 17% of rent

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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 +25.0/30.0
• 1% rule +9.5/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0

Listing remarks MLS

Below Market Rate (BMR) housing opportunity available at MIRA through the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring and other restrictions. This home is a new home and has never been occupied. Explore a new angle on life at MIRA, luxury condominium homes developed by the team at Tishman Speyer and designed by award-winning architecture Studio Gang. Located at the corner of Main and Folsom Streets in San Francisco, CA, MIRA features iconic architecture, innovative layouts and a bold attitude. Fresh and forward-thinking, MIRA invites you to shift your perspective on living in San Francisco. All images are representative of the development.

Key facts

• Iconic architecture
• Innovative layouts
• New home

Tags

• NEW HOME
• LUXURY CONDOMINIUM HOMES
• ICONIC ARCHITECTURE
• INNOVATIVE LAYOUTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $385k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $385k).
• Recommended offer: $339k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+19.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($3k loan paydown + $16k appreciation (4.3% 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 (4.3% appreciation + 8.0% rent growth), your $108k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.

Recommended offer $338,947 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 5.7

CMA / ARV

• ARV (median comp): $979,893
• List price: $385,168
• Delta: -60.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.45×
• Total profit: $156,598
• Equity at exit: $201,360

10-year hold

• IRR: 26.0%
• Equity multiple: 5.71×
• Total profit: $507,683
• Equity at exit: $334,282

Cash invested: $107,847 (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 94105

• Home prices YoY: 2.4%
• Rents YoY: 19.7%
• Active inventory: 119
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $5,601 high
• Mortgage (P&I): −$2,020
• Tax from tax record: −$480 /mo · $5,758/yr
• Insurance: −$160
• HOA: −$925
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $839

Break-even live

Break-even rent $4,538

Max offer price $385,168

Occupancy floor 80%

Sensitivity live

Price	-10% $1,057	-5% $948	+0% $839	+5% $730	+10% $621
Rent	-10% $397	-5% $618	+0% $839	+5% $1,061	+10% $1,282
Rate	-1.0pp $1,033	-0.5pp $937	base $839	+0.5pp $740	+1.0pp $638

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: $96,292
• Closing costs: $11,555
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Spear St San Francisco, CA	1.0–2.0	1.0	865	$6,950	$8.03	45d	2	0.04mi
301 Main St Unit 20C San Francisco, CA	1.0	1.0	758	$5,950	$7.85	26d	1	0.07mi
333 Main St San Francisco, CA	1.0	1.0	835	$4,950	$5.93	45d	1	0.08mi
88 Howard St San Francisco, CA	1.0	1.0	578	$4,960	$8.57	0d	10	0.12mi
299 Fremont St San Francisco, CA	1.0	1.0	536	$5,829	$10.88	0d	7	0.14mi
403 Main St Unit 206N San Francisco, CA	1.0	1.0	910	$5,200	$5.71	26d	1	0.19mi
399 Fremont St San Francisco, CA	2.0	1.0–2.0	825	$8,808	$10.68	0d	44	0.19mi
201 Harrison St Unit 3A San Francisco, CA	1.0	1.0	572	$1,900	$3.32	23d	1	0.19mi
340 Fremont St San Francisco, CA	3.0	1.0–3.0	1146	$7,028	$6.13	3d	5	0.21mi
400 Beale St San Francisco, CA	1.0	1.0	812	$4,260	$5.25	45d	1	0.21mi
400 Beale St San Francisco, CA	2.0	1.0–2.0	1167	$6,425	$5.50	22d	2	0.21mi
355 1st St Unit S302 San Francisco, CA	2.0	2.0	939	$5,800	$6.18	45d	1	0.23mi
500 Folsom St San Francisco, CA	1.0	1.0	676	$6,987	$10.34	0d	18	0.24mi
38 Bryant St #806 San Francisco, CA	1.0	1.0	582	$3,995	$6.86	45d	1	0.25mi
390 1st St San Francisco, CA	2.0	1.0–2.0	676	$7,546	$11.16	0d	12	0.29mi
39 Tehama St San Francisco, CA	1.0–2.0	1.0–2.0	1291	$20,493	$15.87	0d	13	0.30mi
45 Lansing St San Francisco, CA	1.0	1.0	640	$5,332	$8.32	0d	4	0.30mi
3 Bayside Village Pl San Francisco, CA	2.0	1.0–2.0	686	$6,390	$9.31	0d	22	0.33mi
501 Delancey St #182 San Francisco, CA	1.0	1.0	640	$3,200	$5.00	16d	1	0.34mi
1 Pine St San Francisco, CA	1.0	1.0	846	$3,900	$4.61	20d	1	0.37mi
631 Folsom St San Francisco, CA	2.0	2.0	1054	$6,400	$6.07	26d	1	0.44mi
1 Hawthorne St Unit 8G San Francisco, CA	1.0	1.0	846	$4,200	$4.96	20d	1	0.48mi
219 Brannan St Unit 2B San Francisco, CA	2.0	2.0	1062	$6,000	$5.65	7d	1	0.52mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	0d	4	0.54mi
2 Townsend St San Francisco, CA	1.0–2.0	1.0–2.0	786	$6,925	$8.81	0d	4	0.56mi
460 Davis Ct San Francisco, CA	3.0	1.0–2.5	907	$8,249	$9.09	0d	15	0.58mi
88 Townsend St #311 San Francisco, CA	1.0	1.0	632	$4,450	$7.04	26d	1	0.63mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,574	$9.57	0d	10	0.74mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	45d	1	0.78mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	26d	1	0.78mi
540 Stockton St Apt 8 San Francisco, CA	2.0	1.0	725	$5,370	$7.41	4d	1	0.83mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,070	$5.59	0d	1	0.83mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	4d	1	0.85mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$5,210	$6.72	3d	2	0.94mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,912	$5.63	0d	1	0.94mi
1142-1146 Montgomery St Unit 1142-A San Francisco, CA	1.0	1.0	709	$4,995	$7.05	26d	1	0.94mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,324	$7.33	0d	27	0.95mi
737 Bush St San Francisco, CA	1.0	1.0	750	$2,595	$3.46	16d	1	0.95mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	45d	1	0.98mi
1023 3rd St San Francisco, CA	2.0	1.0–2.0	743	$10,000	$13.46	3d	13	0.99mi

HOA detail condo

• Monthly dues: $925 · $11,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $385,168 Active 124 DOM
2. 2026-06-18
   days on market $385,168 Active 121 DOM
3. 2026-06-17
   days on market $385,168 Active 120 DOM
4. 2026-06-16
   days on market $385,168 Active 119 DOM
5. 2026-06-15
   days on market $385,168 Active 118 DOM
6. 2026-06-13
   days on market $385,168 Active 116 DOM
7. 2026-06-13
   days on market $385,168 Active 115 DOM
8. 2026-06-09
   days on market $385,168 Active 112 DOM
9. 2026-06-08
   days on market $385,168 Active 111 DOM
10. 2026-06-07
    days on market $385,168 Active 110 DOM
11. 2026-06-04
    days on market $385,168 Active 107 DOM
12. 2026-06-03
    days on market $385,168 Active 106 DOM
13. 2026-06-02
    days on market $385,168 Active 105 DOM
14. 2026-06-01
    days on market $385,168 Active 104 DOM
15. 2026-05-31
    days on market $385,168 Active 103 DOM
16. 2026-02-17
    listed $385,168 Active 710-char remark

    Show marketing remark (710 chars)

    Below Market Rate (BMR) housing opportunity available at MIRA through the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring and other restrictions. This home is a new home and has never been occupied. Explore a new angle on life at MIRA, luxury condominium homes developed by the team at Tishman Speyer and designed by award-winning architecture Studio Gang. Located at the corner of Main and Folsom Streets in San Francisco, CA, MIRA features iconic architecture, innovative layouts and a bold attitude. Fresh and forward-thinking, MIRA invites you to shift your perspective on living in San Francisco. All images are representative of the development.

ⓘ 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: $5,758 · $480/mo
• Projected year-2 tax: $5,758 · $480/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 · 15 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: $67,209
• − Mortgage interest: −$21,575
• − Property taxes: −$5,758
• − Insurance: −$1,926
• − Repairs & maintenance: −$5,377
• − Management: −$5,377
• − HOA: −$11,100
• − Depreciation: −$11,205
• Taxable income: $4,892
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $8,899/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

Excellent 95/100 None rehab

This modern, move-in-ready condo is in excellent condition with a fresh, clean interior and a well-maintained exterior. It offers a great opportunity for both buyers and renters looking for a high-end living space in a prime location.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers.
• Resale Updating the flooring — Replacing worn-out flooring with a more modern or durable option can increase the home's value.
• Resale Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the home more appealing to potential buyers.
• Rental Adding smart home features — Smart home features can attract tenants who value convenience and technology.
• Both Landscaping the exterior — A well-maintained and landscaped exterior can enhance the home's curb appeal and attract both buyers and tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers. ↑
• Resale Updating the flooring — Replacing worn-out flooring with a more modern or durable option can increase the home's value. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the home more appealing to potential buyers. ↑
• Rental Adding smart home features — Smart home features can attract tenants who value convenience and technology. ↑
• Both Landscaping the exterior — A well-maintained and landscaped exterior can enhance the home's curb appeal and attract both buyers and tenants. ↑

ⓘ 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): 13,861
• Household income: $225,000
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 798.0

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 0.61)
• Race & ethnicity: Asian 53% White 31% Hispanic / Latino 9% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Scotch-Irish 2% Romanian 2%
• Foreign-born: 45% · China, Canada, South Korea
• Languages at home: 52% English-only · Chinese 22% Other Indo-European 6% Spanish 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: ▲ 4.27%
• Current HPI: 179.3791
• Rent YoY: ▲ 19.74%
• 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

• 2026-02-17 Listed $385,168 San Francisco MLS

Property tax history

+12.7%/yr

Latest (2025): $5,758 · +3.2% YoY. Source: county tax records.