3660 20th St · San Francisco, CA 94110

$1,350,000

8 bd · 5.0 ba · 3,862 sqft · MultiFamily public records · 51 Days on market

Built 1907 2,866 sqft lot $350/sqft · 35% below area Est $2092k · 35% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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 MLS

Exceptional value-add multifamily opportunity in the heart of San Francisco's Mission District. 3660 20th Street is a five-unit building offered at $1,350,000 ($270,000/unit, $350/SF), featuring a strong unit mix of (3) two-bedroom units, (2) one-bedroom units, and a non-tenant-occupied garage providing ancillary income free of tenant protections. The 3,862 SF building sits on a 2,866 SF lot and currently generates $7,113/month against estimated market rents of $19,000/month approximately 167% upside to gross scheduled income. Steps from Mission Dolores Park, the Valencia Corridor, Tartine, Bi-Rite, and Delfina, with walkable access to both 16th Street and 24th Street BART stations and U. S. 101. Originally acquired through a trust sale with historically below-market rents, the asset offers a clear path to stabilization through organic turnover and targeted renovations in one of San Francisco's most supply-constrained submarkets. Listed at a 3.40% cap rate and 15.82 GRM on in-place numbers.

Key facts

• Strong unit mix
• Targeted renovations
• Walkable access

Tags

• MULTIFAMILY OPPORTUNITY
• FIVE UNIT BUILDING
• NON TENANT OCCUPIED GARAGE
• STRONG UNIT MIX
• WALKABLE ACCESS
• TARGETED RENOVATIONS

🏷️ Possibly a rental listed for sale. The $1,350,000 price doesn't fit this home's estimated sale value (~$2,092,459) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 8-bed/5.0-bath multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $5k ($66k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.35M).
• Recommended offer: $1.31M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+14.5%/yr); 161 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $18,415/mo this rent would consume 140% of the median local household income ($158k/yr) (locally 2732% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $9k of loan paydown is wiped out by about $40k 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 $378k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($1.31M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $1,309,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.36% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.33%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (median comp): $2,092,459
• List price: $1,350,000
• Delta: -35.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75-79 Brosnan St	0.68mi	8/4.0	3,656 (-5%)	5mo	$1,385,000	$379	51
3283 25th St	0.66mi	7/5.0 (-1)	4,273 (+11%)	0mo	$2,400,000	$562	46
67-71 Sharon St	0.58mi	8/3.0	3,851 (-0%)	22mo	$2,455,000	$637	46
3017 20th St	0.63mi	9/— (+1)	4,200 (+9%)	8mo	$900,000	$214	44
759 Capp St	0.43mi	7/6.0 (-1)	3,500 (-9%)	15mo	$905,000	$259	43
2760-2762 Folsom St	0.59mi	7/3.0 (-1)	3,750 (-3%)	19mo	$1,932,125	$515	39
685 Noe St	0.52mi	8/5.0	4,385 (+14%)	18mo	$3,880,000	$885	38
3932-3934 26th St	0.74mi	7/— (-1)	4,155 (+8%)	20mo	$4,999,000	$1,203	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.60×
• Total profit: $226,424
• Equity at exit: $201,289

10-year hold

• IRR: 26.4%
• Equity multiple: 3.88×
• Total profit: $1,088,393
• Equity at exit: $116,723

Cash invested: $378,000 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $18,415 high
• Mortgage (P&I): −$7,080
• Tax from tax record: −$1,446 /mo · $17,353/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,867
• Net cashflow: $5,460

Break-even live

Break-even rent $11,504

Max offer price $1,350,000

Occupancy floor 65%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$13,106
1× unit	1	1	$5,309
Total (3 units)			$18,415

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $1,350,000 Active 51 DOM
2. 2026-06-17
   days on market $1,350,000 Active 50 DOM
3. 2026-06-16
   days on market $1,350,000 Active 49 DOM
4. 2026-06-15
   days on market $1,350,000 Active 48 DOM
5. 2026-06-13
   days on market $1,350,000 Active 46 DOM
6. 2026-06-13
   days on market $1,350,000 Active 45 DOM
7. 2026-06-09
   days on market $1,350,000 Active 42 DOM
8. 2026-06-08
   days on market $1,350,000 Active 41 DOM
9. 2026-06-07
   days on market $1,350,000 Active 40 DOM
10. 2026-06-04
    days on market $1,350,000 Active 37 DOM
11. 2026-06-03
    days on market $1,350,000 Active 36 DOM
12. 2026-06-02
    days on market $1,350,000 Active 35 DOM
13. 2026-06-01
    days on market $1,350,000 Active 34 DOM
14. 2026-05-31
    days on market $1,350,000 Active 33 DOM
15. 2026-04-28
    listed $1,350,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    Exceptional value-add multifamily opportunity in the heart of San Francisco's Mission District. 3660 20th Street is a five-unit building offered at $1,350,000 ($270,000/unit, $350/SF), featuring a strong unit mix of (3) two-bedroom units, (2) one-bedroom units, and a non-tenant-occupied garage providing ancillary income free of tenant protections. The 3,862 SF building sits on a 2,866 SF lot and currently generates $7,113/month against estimated market rents of $19,000/month approximately 167% upside to gross scheduled income. Steps from Mission Dolores Park, the Valencia Corridor, Tartine, Bi-Rite, and Delfina, with walkable access to both 16th Street and 24th Street BART stations and U. S. 101. Originally acquired through a trust sale with historically below-market rents, the asset offers a clear path to stabilization through organic turnover and targeted renovations in one of San Francisco's most supply-constrained submarkets. Listed at a 3.40% cap rate and 15.82 GRM on in-place numbers.

16. 2021-12-03
    soldstatus $1,275,000 Closed 77-char remark

    Show marketing remark (77 chars)

    * * * Court Confirmation and Overbid Date is Set * * * November 8, 2021.

17. 2021-12-03
    soldstatus $1,275,000

    Show marketing remark (77 chars)

    * * * Court Confirmation and Overbid Date is Set * * * November 8, 2021.

18. 2021-11-08
    status Pending 77-char remark

    Show marketing remark (77 chars)

    * * * Court Confirmation and Overbid Date is Set * * * November 8, 2021.

19. 2021-07-30
    listed $1,100,000 Active 77-char remark

    Show marketing remark (77 chars)

    * * * Court Confirmation and Overbid Date is Set * * * November 8, 2021.

20. 2005-07-29
    listed $935,000

ⓘ 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: $17,353 · $1,446/mo
• Projected year-2 tax: $17,353 · $1,446/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 ≥78°F today · 19 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: $220,980
• − Mortgage interest: −$75,621
• − Property taxes: −$17,353
• − Insurance: −$6,750
• − Repairs & maintenance: −$17,678
• − Management: −$17,678
• − Depreciation: −$39,273
• Taxable income: $46,627
• Est. tax owed @ 24.0%: −$11,190
• After-tax cash flow: $54,326/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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

+44.4% since first listed

6 events — show timeline

• 2026-04-28 Listed $1,350,000 San Francisco MLS
• 2021-12-03 Sold (Public Records) $1,275,000 Public Records
• 2021-12-03 Sold (MLS) $1,275,000 San Francisco MLS
• 2021-11-08 Pending — San Francisco MLS
• 2021-07-30 Listed $1,100,000 San Francisco MLS
• 2005-07-29 Listed $935,000 San Francisco MLS

Property tax history

+10.0%/yr

Latest (2025): $17,353 · +3.0% YoY. Source: county tax records.