95 Mccoppin St Unit 103E · San Francisco, CA 94103

$599,000

1 bd · 1.0 ba · 739 sqft · Condo public records · 34 Days on market

Built 1997 $770/mo HOA · 19% of rent ↓ 11% since listing

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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 +7.5/15.0
• Appreciation +7.5/10.0
• Cash flow +6.3/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.6/10.0

Listing remarks

Welcome to the Valencia Corridor, where you can call this bright and airy city home your own! Featuring soaring ceilings, expansive windows, and an ideal layout that creates a wonderful sense of space and light. The well-designed floor plan offers easy everyday living with a seamless flow between the kitchen, dining, and living areas. The spacious bedroom provides a peaceful retreat, while in-unit laundry and secure building amenities add convenience. Ideally located near Hayes Valley, the Mission, Duboce Park, public transit, tech shuttles, dining, shopping, and nightlife offering the best of city living right outside your door. Property is subject to resale procedures under the City Secon

Key facts

• Public transit
• Expansive windows
• Soaring ceilings

Tags

• SOARING CEILINGS
• EXPANSIVE WINDOWS
• WELL-DESIGNED FLOOR PLAN
• IN-UNIT LAUNDRY
• SECURE BUILDING AMENITIES
• PUBLIC TRANSIT

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $770; HOA covers common areas, building insurance, structure maintenance, grounds maintenance, management, trash, and water; Community includes 109 units; Gated community

Exterior

• Parking: Covered, enclosed garage with garage door opener; Inside entrance to garage; Side-by-side configuration; Underground parking; On-site parking (size limited)
• Security: Gated community; Security gate; Carbon monoxide detector(s); Fire alarm; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); One level; Entry at ground floor
• Construction: Built in 1997; Property attached
• Exterior features: Ground-floor entry; Paved sidewalk

Interior

• Kitchen: Dishwasher; Range hood
• Bedrooms: 1 bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Baseboard electric heating; Carbon monoxide detector(s); Fire alarm; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $599k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $409k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $414k (30.8% below list).
• Recommended offer: $409k (31.7% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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); 113 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).
• This rent runs 43% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($4k loan paydown + $30k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.

Recommended offer $409,263 (31.7% 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 34 days. Have you received any prior offers? Is the seller open to a 32% 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. 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. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.54×
• Total profit: $90,458
• Equity at exit: $338,081

10-year hold

• IRR: 11.9%
• Equity multiple: 3.30×
• Total profit: $386,225
• Equity at exit: $582,358

Cash invested: $167,720 (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: 113
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $4,143 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$250
• HOA: −$770
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $-1,074

Break-even live

Break-even rent $5,503

Max offer price $409,263

Occupancy floor —

Sensitivity live

Price	-10% $-735	-5% $-905	+0% $-1,074	+5% $-1,244	+10% $-1,413
Rent	-10% $-1,401	-5% $-1,238	+0% $-1,074	+5% $-910	+10% $-747
Rate	-1.0pp $-772	-0.5pp $-922	base $-1,074	+0.5pp $-1,229	+1.0pp $-1,387

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	18d	2	0.06mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,871	$8.68	0d	7	0.10mi
270 Valencia St #205 San Francisco, CA	1.0	1.0	500	$3,800	$7.60	45d	1	0.17mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$5,570	$6.26	0d	26	0.19mi
155 Haight St San Francisco, CA	—	1.0	425	$2,295	$5.40	25d	1	0.19mi
429 14th St #1621 San Francisco, CA	1.0	1.0	500	$3,440	$6.88	45d	1	0.22mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$6,956	$7.95	0d	15	0.22mi
1801 Mission St San Francisco, CA	1.0	1.0	446	$10,000	$22.42	45d	1	0.24mi
179 Oak St Apt F San Francisco, CA	—	1.0	500	$2,495	$4.99	9d	1	0.26mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$5,320	$5.24	0d	10	0.26mi
24 Franklin St San Francisco, CA	—	1.0	460	$6,000	$13.04	0d	1	0.27mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	931	$4,109	$4.41	0d	6	0.30mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$6,889	$8.49	0d	1	0.31mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	9d	3	0.35mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	865	$5,470	$6.32	0d	2	0.41mi
3178 16th St Unit 1 San Francisco, CA	—	1.0	369	$2,375	$6.44	6d	1	0.42mi
18 10th St #1315 San Francisco, CA	—	1.0	479	$4,463	$9.31	4d	2	0.43mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$6,284	$6.83	0d	26	0.44mi
305 Franklin St Unit 21 San Francisco, CA	—	1.0	450	$2,795	$6.21	9d	1	0.44mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	21d	1	0.45mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,482	$5.79	0d	4	0.46mi
2874 16th St Unit 2872A San Francisco, CA	—	1.0	400	$2,450	$6.12	45d	1	0.48mi
1390 Market St San Francisco, CA	1.0	1.0	561	$4,067	$7.25	0d	13	0.49mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	9d	1	0.50mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,628	$8.07	0d	7	0.50mi
55 9th St San Francisco, CA	2.0	1.0–2.0	833	$4,428	$5.32	0d	1	0.55mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$4,190	$5.35	3d	2	0.57mi
1288 Howard St #604 San Francisco, CA	1.0	1.0	431	$3,400	$7.89	45d	1	0.59mi
901 Fell St Apt 17 San Francisco, CA	1.0	1.0	750	$3,000	$4.00	0d	1	0.64mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$3,637	$5.63	0d	10	0.67mi
700 Steiner St San Francisco, CA	—	1.0	515	$3,650	$7.09	45d	1	0.68mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,342	$6.57	0d	5	0.68mi
1177 Market St San Francisco, CA	1.0–2.0	1.0	562	$3,629	$6.45	0d	8	0.69mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	45d	1	0.69mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	637	$3,820	$6.00	0d	2	0.70mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	11d	2	0.70mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$4,902	$5.75	0d	33	0.71mi
1188 Mission St San Francisco, CA	1.0	1.0	448	$3,333	$7.43	0d	17	0.72mi
575 Pierce St San Francisco, CA	1.0	1.0	700	$5,595	$7.99	45d	1	0.76mi
2315 Mission St Unit 106 San Francisco, CA	1.0	1.0	450	$2,995	$6.66	9d	1	0.78mi

HOA detail condo

• Monthly dues: $770 · $9,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $599,000 Active 34 DOM
2. 2026-06-18
   days on market $599,000 Active 31 DOM
3. 2026-06-17
   days on market $599,000 Active 30 DOM
4. 2026-06-16
   days on market $599,000 Active 29 DOM
5. 2026-06-15
   days on market $599,000 Active 28 DOM
6. 2026-06-13
   days on market $599,000 Active 26 DOM
7. 2026-06-13
   days on market $599,000 Active 25 DOM
8. 2026-06-09
   days on market $599,000 Active 22 DOM
9. 2026-06-08
   days on market $599,000 Active 21 DOM
10. 2026-06-07
    days on market $599,000 Active 20 DOM
11. 2026-06-04
    days on market $599,000 Active 17 DOM
12. 2026-06-03
    days on market $599,000 Active 16 DOM
13. 2026-06-02
    days on market $599,000 Active 15 DOM
14. 2026-06-01
    days on market $599,000 Active 14 DOM
15. 2026-05-31
    days on market $599,000 Active 13 DOM
16. 2026-05-18
    listed $675,000 Active

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $4,552 · $379/mo
• Expected delta: +$2,314/yr (+$193/mo · 103.4%)

ⓘ 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 · 18 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: $49,720
• − Mortgage interest: −$33,553
• − Property taxes: −$2,238
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,978
• − Management: −$3,978
• − HOA: −$9,240
• − Depreciation: −$17,425
• Taxable loss: −$23,687
• Est. tax savings @ 24.0%: +$5,685
• After-tax cash flow: $-7,204/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

-11.3% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $599,000 San Francisco MLS
• 2026-05-18 Listed $675,000 San Francisco MLS

Property tax history

+1.1%/yr

Latest (2025): $2,238 · +3.0% YoY. Source: county tax records.