1930 Mission St #105 · San Francisco, CA 94103

$750,000

2 bd · 1.0 ba · 734 sqft · Condo · 83 Days on market

Built 1993 $1022/sqft · 6% below area Est $799k · 6% under $587/mo HOA · 12% 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 +10.3/15.0
• Appreciation +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Cash flow +4.4/30.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 1930 Mission Street, Unit 105 a bright and updated 2-bedroom, 1-bathroom condo nestled in the beating heart of San Francisco's iconic Mission District. This updated 2-bedroom condo features an eat-in kitchen with granite countertops, brand-new stainless steel appliances, and an open flow into the living room. Large windows, laminate flooring throughout, and ample closet space make this a home that's as functional as it is inviting. Tucked in an ideal back-of-building location, you'll enjoy a quieter retreat while still being steps from everything that makes the Mission one of SF's most sought-after neighborhoods. On-site laundry and 1-car deeded parking with easy alley access round out the conveniences. And the location? Simply unmatched. Less than one block to BART, close to tech shuttles, Muni, and easy freeway access with a 99 Walk Score, 99 Transit Score, and 99 Bike Score. Walking distance to some of the best restaurants, coffee shops, cafs, bakeries, groceries, and Dolores Park.

Key facts

• Large windows
• Laminate flooring
• Ample closet space

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE WINDOWS
• LAMINATE FLOORING
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $750k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $465k (38.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $481k (35.9% below list).
• Recommended offer: $465k (38.0% below list) — sets the bar for cash-flow.
• Cap rate 3.1% 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 (+15.5%/yr); 108 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• At $4,810/mo this rent would consume 50% of the median local household income ($116k/yr) (locally 2666% 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 $42k of equity ($5k loan paydown + $37k appreciation (5.0% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Recommended offer $464,877 (38.0% 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 83 days. Have you received any prior offers? Is the seller open to a 38% 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: 0.64% ✗
• Cap rate: 3.14%
• Cash-on-cash: -11.26%
• DSCR: 0.50
• GRM: 13.0

CMA / ARV

• ARV (median comp): $799,048
• List price: $750,000
• Delta: -6.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.96% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.34×
• Total profit: $71,613
• Equity at exit: $423,307

10-year hold

• IRR: 9.4%
• Equity multiple: 2.85×
• Total profit: $387,711
• Equity at exit: $729,163

Cash invested: $210,000 (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 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 108
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $4,810 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$587
• Vacancy / Maint / Mgmt: −$1,010
• Net cashflow: $-1,970

Break-even live

Break-even rent $7,304

Max offer price $464,877

Occupancy floor —

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$5,614	$7.08	3d	5	0.06mi
1801 Mission St San Francisco, CA	1.0	1.0	446	$10,000	$22.42	43d	1	0.14mi
429 14th St #1621 San Francisco, CA	1.0	1.0	500	$3,440	$6.88	43d	1	0.21mi
270 Valencia St #205 San Francisco, CA	1.0	1.0	500	$3,800	$7.60	43d	1	0.22mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	16d	2	0.41mi
799 S Van Ness Ave San Francisco, CA	1.0–2.0	1.0	740	$4,500	$6.08	2d	2	0.42mi
2315 Mission St Unit 106 San Francisco, CA	1.0	1.0	450	$2,995	$6.66	7d	1	0.42mi
2315 Mission St San Francisco, CA	1.0	1.0	450	$2,995	$6.66	2d	1	0.42mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,817	$8.59	2d	5	0.46mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$4,897	$7.94	2d	11	0.49mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$10,000	$11.44	2d	13	0.50mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,385	$8.30	1d	29	0.51mi
2823 18th St San Francisco, CA	1.0	1.0	519	$4,718	$9.08	2d	4	0.60mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,583	$9.35	2d	1	0.67mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	7d	3	0.69mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	7d	1	0.71mi
940 Guerrero St Unit 06 San Francisco, CA	1.0	1.0	520	$4,295	$8.26	24d	1	0.71mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	16d	1	0.71mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$8,495	$9.24	2d	28	0.72mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	893	$7,990	$8.94	1d	2	0.73mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	1d	2	0.75mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,644	$6.00	2d	4	0.76mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	2d	1	0.76mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	20d	1	0.77mi
1288 Howard St #604 San Francisco, CA	1.0	1.0	431	$3,400	$7.89	43d	1	0.77mi
1390 Market St San Francisco, CA	1.0	1.0	561	$4,067	$7.25	1d	14	0.78mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,299	$7.38	2d	34	0.78mi
55 9th St San Francisco, CA	2.0	1.0–2.0	861	$5,580	$6.48	2d	1	0.80mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	43d	1	0.81mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	18d	1	0.81mi
2629 Folsom St Unit 105 San Francisco, CA	1.0	1.0	546	$3,100	$5.68	18d	1	0.81mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,614	$8.04	2d	7	0.81mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	43d	1	0.85mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	7d	1	0.86mi
291 15th St San Francisco, CA	1.0	1.0	550	$2,695	$4.90	24d	1	0.89mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,136	$6.17	1d	5	0.90mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$6,624	$10.25	2d	10	0.91mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,104	$8.76	1d	10	0.92mi
451 Kansas St #375 San Francisco, CA	1.0	1.0	661	$4,350	$6.58	18d	1	0.92mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,759	$7.74	1d	3	0.92mi

HOA detail condo

• Monthly dues: $587 · $7,044/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $750,000 Active 83 DOM
2. 2026-06-17
   days on market $750,000 Active 82 DOM
3. 2026-06-16
   days on market $750,000 Active 81 DOM
4. 2026-06-15
   days on market $750,000 Active 80 DOM
5. 2026-06-13
   days on market $750,000 Active 78 DOM
6. 2026-06-13
   days on market $750,000 Active 77 DOM
7. 2026-06-09
   days on market $750,000 Active 74 DOM
8. 2026-06-08
   days on market $750,000 Active 73 DOM
9. 2026-06-07
   days on market $750,000 Active 72 DOM
10. 2026-06-04
    days on market $750,000 Active 69 DOM
11. 2026-06-03
    days on market $750,000 Active 68 DOM
12. 2026-06-02
    days on market $750,000 Active 67 DOM
13. 2026-06-01
    days on market $750,000 Active 66 DOM
14. 2026-05-31
    days on market $750,000 Active 65 DOM
15. 2026-03-27
    listed $750,000 Active 1012-char remark

    Show marketing remark (1012 chars)

    Welcome to 1930 Mission Street, Unit 105 a bright and updated 2-bedroom, 1-bathroom condo nestled in the beating heart of San Francisco's iconic Mission District. This updated 2-bedroom condo features an eat-in kitchen with granite countertops, brand-new stainless steel appliances, and an open flow into the living room. Large windows, laminate flooring throughout, and ample closet space make this a home that's as functional as it is inviting. Tucked in an ideal back-of-building location, you'll enjoy a quieter retreat while still being steps from everything that makes the Mission one of SF's most sought-after neighborhoods. On-site laundry and 1-car deeded parking with easy alley access round out the conveniences. And the location? Simply unmatched. Less than one block to BART, close to tech shuttles, Muni, and easy freeway access with a 99 Walk Score, 99 Transit Score, and 99 Bike Score. Walking distance to some of the best restaurants, coffee shops, cafs, bakeries, groceries, and Dolores Park.

16. 2017-09-28
    status Pending 748-char remark

    Show marketing remark (748 chars)

    Updated 2-bedroom condo at 1930 Mission, steps to Valencia Corridor in the heart of the Mission! Featuring 2 bedrooms, 1 bathroom, eat-in kitchen with granite counter tops, brand new GE stainless steel appliances, opens to living room. Spacious bathroom, large windows, laminate flooring throughout and ample closet space. Ideal back of building location. On-site laundry, 1-car deeded parking with easy access alley. Ideal central Mission location, walking distance to some of the best restaurants, close shopping, cafes, bakeries and grocery. Close to Dolores Park, less than one block to BART, close to tech shuttles, MUNI and easy freeway access, 99 Walk Score, 99 Transit Score and 99 Bike Score! An excellent value in the heart of the Mission

17. 2017-09-26
    soldstatus $690,000 Closed 748-char remark

    Show marketing remark (748 chars)

    Updated 2-bedroom condo at 1930 Mission, steps to Valencia Corridor in the heart of the Mission! Featuring 2 bedrooms, 1 bathroom, eat-in kitchen with granite counter tops, brand new GE stainless steel appliances, opens to living room. Spacious bathroom, large windows, laminate flooring throughout and ample closet space. Ideal back of building location. On-site laundry, 1-car deeded parking with easy access alley. Ideal central Mission location, walking distance to some of the best restaurants, close shopping, cafes, bakeries and grocery. Close to Dolores Park, less than one block to BART, close to tech shuttles, MUNI and easy freeway access, 99 Walk Score, 99 Transit Score and 99 Bike Score! An excellent value in the heart of the Mission

18. 2017-08-18
    historical Contingent - Show 748-char remark

    Show marketing remark (748 chars)

    Updated 2-bedroom condo at 1930 Mission, steps to Valencia Corridor in the heart of the Mission! Featuring 2 bedrooms, 1 bathroom, eat-in kitchen with granite counter tops, brand new GE stainless steel appliances, opens to living room. Spacious bathroom, large windows, laminate flooring throughout and ample closet space. Ideal back of building location. On-site laundry, 1-car deeded parking with easy access alley. Ideal central Mission location, walking distance to some of the best restaurants, close shopping, cafes, bakeries and grocery. Close to Dolores Park, less than one block to BART, close to tech shuttles, MUNI and easy freeway access, 99 Walk Score, 99 Transit Score and 99 Bike Score! An excellent value in the heart of the Mission

19. 2017-06-27
    price $695,000 748-char remark

    Show marketing remark (748 chars)

    Updated 2-bedroom condo at 1930 Mission, steps to Valencia Corridor in the heart of the Mission! Featuring 2 bedrooms, 1 bathroom, eat-in kitchen with granite counter tops, brand new GE stainless steel appliances, opens to living room. Spacious bathroom, large windows, laminate flooring throughout and ample closet space. Ideal back of building location. On-site laundry, 1-car deeded parking with easy access alley. Ideal central Mission location, walking distance to some of the best restaurants, close shopping, cafes, bakeries and grocery. Close to Dolores Park, less than one block to BART, close to tech shuttles, MUNI and easy freeway access, 99 Walk Score, 99 Transit Score and 99 Bike Score! An excellent value in the heart of the Mission

20. 2017-05-10
    listed $699,888 Active 748-char remark

    Show marketing remark (748 chars)

    Updated 2-bedroom condo at 1930 Mission, steps to Valencia Corridor in the heart of the Mission! Featuring 2 bedrooms, 1 bathroom, eat-in kitchen with granite counter tops, brand new GE stainless steel appliances, opens to living room. Spacious bathroom, large windows, laminate flooring throughout and ample closet space. Ideal back of building location. On-site laundry, 1-car deeded parking with easy access alley. Ideal central Mission location, walking distance to some of the best restaurants, close shopping, cafes, bakeries and grocery. Close to Dolores Park, less than one block to BART, close to tech shuttles, MUNI and easy freeway access, 99 Walk Score, 99 Transit Score and 99 Bike Score! An excellent value in the heart of the Mission

21. 2012-12-07
    soldstatus $432,500 Closed
22. 2012-11-22
    status Contingent - Show
23. 2012-10-22
    listed $449,000 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 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: $57,716
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$4,617
• − Management: −$4,617
• − HOA: −$7,044
• − Depreciation: −$21,818
• Taxable loss: −$37,392
• Est. tax savings @ 24.0%: +$8,974
• After-tax cash flow: $-14,671/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): 34,964
• Household income: $116,438
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 2666.0

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 0.75)
• Race & ethnicity: White 32% Asian 31% Hispanic / Latino 20% Two or more races 11% Black 10% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 36% · Canada, China, Vietnam
• Languages at home: 56% English-only · Spanish 16% Chinese 9% Tagalog/Filipino 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: ▲ 4.96%
• Current HPI: 175.4945
• Rent YoY: ▲ 15.50%
• 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

+67.0% since first listed

9 events — show timeline

• 2026-03-27 Listed $750,000 San Francisco MLS
• 2017-09-28 Pending — San Francisco MLS
• 2017-09-26 Sold (MLS) $690,000 San Francisco MLS
• 2017-08-18 Contingent — San Francisco MLS
• 2017-06-27 Price Changed $695,000 San Francisco MLS
• 2017-05-10 Listed $699,888 San Francisco MLS
• 2012-12-07 Sold (MLS) $432,500 San Francisco MLS
• 2012-11-22 Pending — San Francisco MLS
• 2012-10-22 Listed $449,000 San Francisco MLS