1405 Greenwich St #3 · San Francisco, CA 94109

$745,400

1 bd · 1.0 ba · 998 sqft · Condo public records · 593 Days on market

Built 1924 $747/sqft · 26% below area Est $1011k · 26% under $295/mo HOA · 8% 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 +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +2.7/30.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

A listing in Russian Hill?! Explore gorgeous views shopping, restaurants and dining galore!This unit includes a 1 car attached garage. This is the last of 6 building units available - at this price there is upside!The litigation referenced in the lis pendens mentioned below was resolved in our favor by the trial court, but an appeal is still pending in the matter. Any sale of this property should be made with disclosure of the pending appeal, and also disclosure that the property is occupied, unless occupants have recently been removed. Please let us know if you need more information from us about the appeal or anything else. We do anticipate the appeal will resolve in our favor, but at this point it is still pending.

Key facts

• Attached garage
• Gorgeous views
• $295 HOA

Tags

• GORGEOUS VIEWS
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $745k.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (59.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (48.6% below list).
• Recommended offer: $303k (59.4% below list) — sets the bar for cash-flow.

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 (+15.6%/yr); 165 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); solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 43% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k 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 593 days — a 12% lower offer ($656k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $36k; list at $745k implies a 2000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $302,755 (59.4% 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 593 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.51% ✗
• Cap rate: 2.26%
• Cash-on-cash: -14.41%
• DSCR: 0.36
• GRM: 16.2

CMA / ARV

• ARV (median comp): $1,010,548
• List price: $745,400
• Delta: -26.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

5.02% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $33,648
• Equity at exit: $423,374

10-year hold

• IRR: 7.0%
• Equity multiple: 2.38×
• Total profit: $288,527
• Equity at exit: $731,485

Cash invested: $208,712 (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 94109

• Home prices YoY: 2.9%
• Rents YoY: 15.6%
• Active inventory: 165
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,829 medium
• Mortgage (P&I): −$3,909
• Tax from tax record: −$1,016 /mo · $12,194/yr
• Insurance: −$311
• HOA: −$295
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $-2,506

Break-even live

Break-even rent $7,001

Max offer price $302,755

Occupancy floor —

Sensitivity live

Price	-10% $-2,084	-5% $-2,295	+0% $-2,506	+5% $-2,717	+10% $-2,928
Rent	-10% $-2,808	-5% $-2,657	+0% $-2,506	+5% $-2,354	+10% $-2,203
Rate	-1.0pp $-2,130	-0.5pp $-2,316	base $-2,506	+0.5pp $-2,699	+1.0pp $-2,895

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: $186,350
• Closing costs: $22,362
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1472 Filbert St San Francisco, CA	2.0	1.0	941	$7,895	$8.39	13d	1	0.03mi
1305 Lombard St San Francisco, CA	2.0	2.0	1050	$8,995	$8.57	14d	1	0.10mi
2233 Larkin St San Francisco, CA	2.0	1.0	1100	$6,200	$5.64	4d	1	0.16mi
2415 Van Ness Ave #502 San Francisco, CA	1.0	1.0	566	$3,500	$6.18	0d	1	0.16mi
1516 Lombard St San Francisco, CA	1.0	1.0	825	$4,500	$5.45	45d	1	0.22mi
1140 Greenwich St Unit 301 San Francisco, CA	1.0	1.0	1100	$3,500	$3.18	45d	1	0.27mi
1750 Vallejo St Unit 402 San Francisco, CA	1.0	1.0	1000	$7,950	$7.95	18d	1	0.29mi
2550 Gough St #6 San Francisco, CA	1.0	1.0	1009	$3,269	$3.24	45d	1	0.30mi
1690 Broadway San Francisco, CA	1.0–2.0	1.0	761	$5,345	$7.02	0d	3	0.31mi
990 Bay St San Francisco, CA	2.0	1.0	1035	$5,995	$5.79	25d	1	0.32mi
3210 Gough St Unit 102 San Francisco, CA	1.0	1.0	600	$4,695	$7.83	23d	1	0.35mi
959-961 Union St Unit 02 San Francisco, CA	1.0	1.0	650	$3,600	$5.54	5d	1	0.43mi
1737 Jackson St Unit 304 San Francisco, CA	1.0	1.0	675	$4,995	$7.40	0d	1	0.44mi
1889 Broadway Unit 107 San Francisco, CA	1.0	1.0	529	$3,600	$6.81	45d	1	0.45mi
1860 Jackson St San Francisco, CA	1.0	1.0	1000	$5,495	$5.50	5d	1	0.45mi
1557 Washington St San Francisco, CA	1.0	1.0	600	$3,795	$6.33	25d	1	0.51mi
3322 Buchanan St San Francisco, CA	2.0	2.0	1030	$7,995	$7.76	5d	2	0.52mi
1450 Washington St Unit 1450-07 San Francisco, CA	2.0	1.0	818	$6,500	$7.95	12d	1	0.52mi
2080 Gough St San Francisco, CA	2.0	2.0	1000	$7,495	$7.50	25d	1	0.54mi
71 Water St Unit 101 San Francisco, CA	2.0	1.0	738	$5,850	$7.93	45d	1	0.55mi
71 Water St Unit 401 San Francisco, CA	2.0	1.0	763	$6,295	$8.25	45d	1	0.55mi
71 Water St Unit 301 San Francisco, CA	2.0	1.0	763	$5,950	$7.80	45d	1	0.55mi
650 Chestnut St #104 San Francisco, CA	2.0	2.0	1080	$6,500	$6.02	9d	1	0.55mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	947	$5,195	$5.49	15d	1	0.56mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	748	$5,020	$6.71	0d	2	0.56mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$8,510	$8.00	9d	2	0.57mi
600 Chestnut St #301 San Francisco, CA	2.0	2.0	1098	$5,600	$5.10	45d	1	0.58mi
770 Filbert St Unit 3 San Francisco, CA	2.0	1.0	1050	$5,190	$4.94	45d	1	0.58mi
1401 Jones St San Francisco, CA	1.0	1.0	550	$5,500	$10.00	9d	1	0.58mi
1501 Larkin St San Francisco, CA	2.0	1.0	1000	$4,200	$4.20	0d	1	0.59mi
1425 Taylor St San Francisco, CA	1.0	1.0	554	$4,845	$8.75	25d	1	0.60mi
2190 Washington St San Francisco, CA	1.0	1.0	950	$12,000	$12.63	3d	1	0.61mi
1408 California St San Francisco, CA	2.0	2.0	830	$6,295	$7.58	0d	1	0.67mi
33 Vandewater St #103 San Francisco, CA	2.0	2.0	950	$6,900	$7.26	20d	1	0.67mi
2055 Sacramento St San Francisco, CA	1.0	1.0	612	$4,495	$7.34	3d	1	0.67mi
1221 Jones St San Francisco, CA	1.0	1.0	650	$7,000	$10.77	14d	1	0.68mi
2200 Sacramento St #1207 San Francisco, CA	2.0	2.0	1000	$10,000	$10.00	23d	1	0.74mi
1224 Sacramento St Unit 1569483P San Francisco, CA	1.0	1.0	893	$7,512	$8.41	6d	1	0.74mi
81 Frank Norris St San Francisco, CA	1.0	1.0	620	$1,700	$2.74	15d	1	0.76mi
2398 Pacific Ave San Francisco, CA	1.0	1.0	1000	$8,950	$8.95	23d	1	0.77mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-11
   status Pending 732-char remark

   Show marketing remark (732 chars)

   A listing in Russian Hill?! Explore gorgeous views shopping, restaurants and dining galore!This unit includes a 1 car attached garage. This is the last of 6 building units available - at this price there is upside!The litigation referenced in the lis pendens mentioned below was resolved in our favor by the trial court, but an appeal is still pending in the matter. Any sale of this property should be made with disclosure of the pending appeal, and also disclosure that the property is occupied, unless occupants have recently been removed. Please let us know if you need more information from us about the appeal or anything else. We do anticipate the appeal will resolve in our favor, but at this point it is still pending.

2. 2025-09-26
   status Active 732-char remark

   Show marketing remark (732 chars)

   A listing in Russian Hill?! Explore gorgeous views shopping, restaurants and dining galore!This unit includes a 1 car attached garage. This is the last of 6 building units available - at this price there is upside!The litigation referenced in the lis pendens mentioned below was resolved in our favor by the trial court, but an appeal is still pending in the matter. Any sale of this property should be made with disclosure of the pending appeal, and also disclosure that the property is occupied, unless occupants have recently been removed. Please let us know if you need more information from us about the appeal or anything else. We do anticipate the appeal will resolve in our favor, but at this point it is still pending.

3. 2024-12-17
   status Active 732-char remark

   Show marketing remark (732 chars)

   A listing in Russian Hill?! Explore gorgeous views shopping, restaurants and dining galore!This unit includes a 1 car attached garage. This is the last of 6 building units available - at this price there is upside!The litigation referenced in the lis pendens mentioned below was resolved in our favor by the trial court, but an appeal is still pending in the matter. Any sale of this property should be made with disclosure of the pending appeal, and also disclosure that the property is occupied, unless occupants have recently been removed. Please let us know if you need more information from us about the appeal or anything else. We do anticipate the appeal will resolve in our favor, but at this point it is still pending.

4. 2024-12-13
   status Active 732-char remark

   Show marketing remark (732 chars)

   A listing in Russian Hill?! Explore gorgeous views shopping, restaurants and dining galore!This unit includes a 1 car attached garage. This is the last of 6 building units available - at this price there is upside!The litigation referenced in the lis pendens mentioned below was resolved in our favor by the trial court, but an appeal is still pending in the matter. Any sale of this property should be made with disclosure of the pending appeal, and also disclosure that the property is occupied, unless occupants have recently been removed. Please let us know if you need more information from us about the appeal or anything else. We do anticipate the appeal will resolve in our favor, but at this point it is still pending.

5. 2024-09-04
   listed $745,400 Active 732-char remark

   Show marketing remark (732 chars)

   A listing in Russian Hill?! Explore gorgeous views shopping, restaurants and dining galore!This unit includes a 1 car attached garage. This is the last of 6 building units available - at this price there is upside!The litigation referenced in the lis pendens mentioned below was resolved in our favor by the trial court, but an appeal is still pending in the matter. Any sale of this property should be made with disclosure of the pending appeal, and also disclosure that the property is occupied, unless occupants have recently been removed. Please let us know if you need more information from us about the appeal or anything else. We do anticipate the appeal will resolve in our favor, but at this point it is still pending.

6. 2024-08-30
   historical
7. 2024-07-02
   price
8. 2024-06-03
   price
9. 2024-05-03
   price
10. 2024-04-30
    price
11. 2024-03-26
    listed Active
12. 2019-12-27
    soldstatus $35,500
13. 2019-05-20
    soldstatus $35,500
14. 2017-07-31
    soldstatus $35,500

ⓘ 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: $12,194 · $1,016/mo
• Projected year-2 tax: $12,194 · $1,016/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 · 16 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: $45,949
• − Mortgage interest: −$41,754
• − Property taxes: −$12,194
• − Insurance: −$3,727
• − Repairs & maintenance: −$3,676
• − Management: −$3,676
• − HOA: −$3,540
• − Depreciation: −$21,684
• Taxable loss: −$44,302
• Est. tax savings @ 24.0%: +$10,632
• After-tax cash flow: $-19,436/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): 54,553
• Household income: $106,018
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5272.0

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 50% Asian 27% Hispanic / Latino 13% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 31% · China, Canada, Vietnam
• Languages at home: 64% English-only · Chinese 10% Spanish 7% Other Asian/Pacific 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: ▲ 5.02%
• Current HPI: 175.8886
• Rent YoY: ▲ 15.60%
• 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

+1999.7% since first listed

14 events — show timeline

• 2026-05-11 Pending — BAREIS
• 2025-09-26 Relisted — BAREIS
• 2024-12-17 Relisted — BAREIS
• 2024-12-13 Relisted — BAREIS
• 2024-09-04 Listed $745,400 BAREIS
• 2024-08-30 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-07-02 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-06-03 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-05-03 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-04-30 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2024-03-26 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2019-12-27 Sold (Public Records) $35,500 Public Records
• 2019-05-20 Sold (Public Records) $35,500 Public Records
• 2017-07-31 Sold (Public Records) $35,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $12,194 · +3.0% YoY. Source: county tax records.