555 Fulton St #209 · San Francisco, CA 94102

$321,536

1 bd · 1.0 ba · 491 sqft · Condo public records · 166 Days on market

Built 2020 Good condition $655/sqft · 43% below area Est $560k · 43% under $703/mo HOA · 25% of rent

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Why this score? — see what drove the D+ 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
• Appreciation +7.4/10.0
• Cash flow +5.8/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

First Come First Service Opportunity - No Lottery, Apply Directly. 1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100, 2 people = $124,700; 3 = $140,250; 4 = $155,850, 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. The unit will be available on a first come first served basis starting on 4/29/2026 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y00000GenQbEAJ to view the listing and for application & program info. Fair Housing Opportunity. Welcome to 555 Fulton #209, this unit features hookup for washer and dryer; the building features Rooftop Terrace with BBQ, Dog Run, bicycle storage, conference room, resident lounge, package room, and lobby attendant.

Key facts

• Rooftop terrace
• Bicycle storage
• Conference room

Tags

• HOOKUPS FOR WASHER AND DRYER
• ROOFTOP TERRACE
• DOG RUN
• BICYCLE STORAGE
• CONFERENCE ROOM
• RESIDENT LOUNGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-646 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (12.9% below list).
• Recommended offer: $207k (35.5% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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 (+10.1%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $2,801/mo this rent would consume 56% of the median local household income ($60k/yr) (locally 3769% 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 $18k of equity ($2k loan paydown + $15k appreciation (4.8% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $207,409 (35.5% 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 166 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 3.88%
• Cash-on-cash: -8.61%
• DSCR: 0.62
• GRM: 9.6

CMA / ARV

• ARV (median comp): $559,994
• List price: $321,536
• Delta: -42.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.8% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.49×
• Total profit: $44,487
• Equity at exit: $178,261

10-year hold

• IRR: 11.9%
• Equity multiple: 3.31×
• Total profit: $208,261
• Equity at exit: $304,437

Cash invested: $90,030 (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 94102

• Home prices YoY: 2.7%
• Rents YoY: 10.1%
• Active inventory: 63
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$1,686
• Tax from tax record: −$336 /mo · $4,030/yr
• Insurance: −$134
• HOA: −$703
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-646

Break-even live

Break-even rent $3,619

Max offer price $207,409

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-555	+0% $-646	+5% $-737	+10% $-828
Rent	-10% $-867	-5% $-757	+0% $-646	+5% $-535	+10% $-425
Rate	-1.0pp $-484	-0.5pp $-564	base $-646	+0.5pp $-729	+1.0pp $-814

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: $80,384
• Closing costs: $9,646
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	45d	1	0.27mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	9d	3	0.28mi
565 Page St Unit 9 San Francisco, CA	—	1.0	313	$2,850	$9.11	7d	1	0.41mi
45 McCoppin St Unit 11 San Francisco, CA	—	1.0	220	$1,795	$8.16	21d	1	0.52mi
743 Polk St San Francisco, CA	—	1.0	298	$895	$3.00	16d	1	0.53mi
120 10th St Unit 09 San Francisco, CA	—	1.0	200	$1,995	$9.97	45d	1	0.60mi
650 Ellis St San Francisco, CA	2.0	1.0	273	$1,795	$6.58	0d	1	0.67mi
361 Turk St San Francisco, CA	—	1.0	221	$1,845	$8.35	9d	3	0.68mi
925 Geary St San Francisco, CA	—	1.0	280	$2,075	$7.40	3d	2	0.68mi
1520 Gough St San Francisco, CA	1.0	1.0	377	$4,595	$12.17	6d	2	0.68mi
755 Ofarrell St San Francisco, CA	1.0	1.0	402	$3,175	$7.89	15d	3	0.69mi
145 Leavenworth St San Francisco, CA	—	1.0	224	$1,770	$7.90	18d	2	0.71mi
1051 Post St San Francisco, CA	—	1.0	275	$2,095	$7.62	26d	1	0.71mi
691 O'Farrell St San Francisco, CA	—	1.0	307	$2,245	$7.31	9d	1	0.74mi
1020 Post St San Francisco, CA	—	1.0	290	$1,845	$6.36	25d	2	0.75mi
1739 Pine St San Francisco, CA	1.0	1.0	358	$4,295	$12.00	16d	1	0.76mi
641 Ofarrell St San Francisco, CA	—	1.0	302	$1,898	$6.27	9d	1	0.77mi
765 Geary St San Francisco, CA	—	1.0	343	$1,695	$4.93	45d	1	0.79mi
922 Post St San Francisco, CA	—	1.0	317	$1,895	$5.98	18d	1	0.81mi
434 Leavenworth St San Francisco, CA	—	1.0	345	$2,045	$5.93	0d	3	0.82mi
1028 Market St San Francisco, CA	2.0	1.0	526	$4,090	$7.77	3d	6	0.85mi
685 Geary St San Francisco, CA	—	1.0	242	$2,299	$9.50	5d	1	0.85mi
965 Sutter St San Francisco, CA	2.0	1.0–2.0	618	$3,417	$5.52	0d	1	0.88mi
57 Taylor St San Francisco, CA	1.0	1.0	214	$1,795	$8.39	22d	1	0.89mi
195 7th St #301 San Francisco, CA	—	1.0	290	$1,995	$6.88	26d	1	0.90mi
3178 16th St Unit 1 San Francisco, CA	—	1.0	369	$2,375	$6.44	7d	1	0.91mi
737 Post St San Francisco, CA	2.0	1.0–2.0	515	$3,873	$7.51	0d	10	0.92mi
1499 California St San Francisco, CA	—	1.0	161	$1,745	$10.84	0d	5	0.96mi
2297 Laguna St Unit 13 San Francisco, CA	—	1.0	361	$2,550	$7.06	26d	1	0.99mi
801 Jones St San Francisco, CA	—	1.0	360	$2,150	$5.97	0d	1	1.00mi
524 Guerrero St San Francisco, CA	—	1.0	321	$2,395	$7.46	12d	1	1.06mi
1388 Page St Unit 4A San Francisco, CA	1.0	2.0	276	$2,550	$9.24	45d	1	1.06mi
947 Bush St San Francisco, CA	1.0	1.0	390	$3,810	$9.76	0d	2	1.07mi
1155 Leavenworth St Apt 10 San Francisco, CA	—	1.0	375	$3,200	$8.53	45d	1	1.10mi
1821 Pacific Ave Unit 10 San Francisco, CA	—	1.0	335	$2,350	$7.01	45d	1	1.13mi
542 Mason St San Francisco, CA	—	1.0	190	$1,495	$7.87	18d	1	1.15mi
690 Bush St San Francisco, CA	—	1.0	190	$1,595	$8.39	26d	1	1.28mi
2824 Geary Blvd Apt 4 San Francisco, CA	—	1.0	336	$2,995	$8.91	23d	1	1.33mi
530 Stockton St San Francisco, CA	—	1.0	275	$2,995	$10.89	9d	1	1.36mi
655 Stockton St San Francisco, CA	—	1.0	354	$3,720	$10.51	3d	2	1.39mi

HOA detail condo

• Monthly dues: $703 · $8,436/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $321,536 Active 166 DOM
2. 2026-06-18
   days on market $321,536 Active 163 DOM
3. 2026-06-17
   days on market $321,536 Active 162 DOM
4. 2026-06-16
   days on market $321,536 Active 161 DOM
5. 2026-06-15
   days on market $321,536 Active 160 DOM
6. 2026-06-13
   days on market $321,536 Active 158 DOM
7. 2026-06-13
   days on market $321,536 Active 157 DOM
8. 2026-06-09
   days on market $321,536 Active 154 DOM
9. 2026-06-08
   days on market $321,536 Active 153 DOM
10. 2026-06-07
    days on market $321,536 Active 152 DOM
11. 2026-06-04
    days on market $321,536 Active 149 DOM
12. 2026-06-03
    days on market $321,536 Active 148 DOM
13. 2026-06-02
    days on market $321,536 Active 147 DOM
14. 2026-06-01
    days on market $321,536 Active 146 DOM
15. 2026-05-31
    days on market $321,536 Active 145 DOM
16. 2026-01-06
    listed $321,536 Active 944-char remark

    Show marketing remark (944 chars)

    First Come First Service Opportunity - No Lottery, Apply Directly. 1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100, 2 people = $124,700; 3 = $140,250; 4 = $155,850, 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. The unit will be available on a first come first served basis starting on 4/29/2026 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y00000GenQbEAJ to view the listing and for application & program info. Fair Housing Opportunity. Welcome to 555 Fulton #209, this unit features hookup for washer and dryer; the building features Rooftop Terrace with BBQ, Dog Run, bicycle storage, conference room, resident lounge, package room, and lobby attendant.

ⓘ 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: $4,030 · $336/mo
• Projected year-2 tax: $4,030 · $336/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 ≥79°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: $33,614
• − Mortgage interest: −$18,011
• − Property taxes: −$4,030
• − Insurance: −$1,608
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − HOA: −$8,436
• − Depreciation: −$9,354
• Taxable loss: −$13,203
• Est. tax savings @ 24.0%: +$3,169
• After-tax cash flow: $-4,584/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 modern, move-in-ready condo is in excellent condition with a good condition score of 80. It offers a good investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and rental appeal ↑

ⓘ 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): 35,976
• Household income: $60,431
• Rent vs Own: 92.0% rent · 8.0% own
• Severe rent burden: 3769.0

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 0.77)
• Race & ethnicity: White 31% Asian 28% Hispanic / Latino 22% Two or more races 13% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 16% Chinese 10% Vietnamese 5%

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: ▲ 4.80%
• Current HPI: 184.4403
• Rent YoY: ▲ 10.11%
• 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

• 2026-01-06 Listed $321,536 San Francisco MLS

Property tax history

+6.2%/yr

Latest (2025): $4,030 · +2.8% YoY. Source: county tax records.