644 Wisconsin St · San Francisco, CA 94107

$2,195,000

3 bd · 2.0 ba · 2,208 sqft · SingleFamily public records · 34 Days on market

Built 1990 2,495 sqft lot $994/sqft · 13% below area Est $2535k · 13% under

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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 +13.5/15.0
• Appreciation +7.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Cash flow +3.0/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Bathed in sunshine on the prime north slope of Potrero Hill, this beautifully updated three-bedroom, two-bath with bonus room home offers over 2,200 square feet of flexible living space a rare find for the neighborhood. Set behind a charming landscaped front garden and fence, the home immediately reflects a true sense of pride of ownership with its warm curb appeal, inviting entry, and timeless character. Inside, the entryway creates a sense of arrival before opening into the home's expansive living spaces. Hardwood floors run throughout the home, while the open-concept main level seamlessly connects the living room, dining area, and updated kitchen. Anchored by a fireplace, the generous l

Key facts

• Gourmet kitchen
• Remodeled full baths
• 2,495 sq ft lot

Tags

• NORTH SLOPE OF POTRERO HILL
• LANDSCAPED FRONT GARDEN
• OPEN-CONCEPT MAIN LEVEL
• GOURMET KITCHEN
• REMODELED FULL BATHS
• LARGE ENTERTAINING DECK

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Home design: Single-family residence; Residential property
• Construction: Building area 2,208 square feet; Living area 2,208 square feet; Year built not specified
• Exterior features: Lot approximately 2,496 square feet

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Entry level at ground/first level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2.19M.

Deal economics

• At list price, monthly cash flow is $-7k ($-86k/yr) — negative.
• To cash-flow at today's rent, offer at most $936k (57.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $751k (65.8% below list).
• Recommended offer: $751k (65.8% below list) — sets the bar for 1% rule.

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 (+18.9%/yr); 136 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $7,513/mo this rent would consume 49% of the median local household income ($183k/yr) (locally 1851% 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 $121k of equity ($15k loan paydown + $106k 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 2, paydown + projected appreciation supports a ~$194k 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 ($2.13M) is reasonable based on typical stale-listing flexibility.

Recommended offer $751,277 (65.8% 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 66% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.34% ✗
• Cap rate: 2.40%
• Cash-on-cash: -13.91%
• DSCR: 0.38
• GRM: 24.3

CMA / ARV

• ARV (median comp): $2,535,353
• List price: $2,195,000
• Delta: -13.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Arkansas St	0.08mi	3/2.0	2,315 (+5%)	4mo	$3,760,000	$1,624	84
690 Arkansas St	0.14mi	3/3.0	2,039 (-8%)	12mo	$2,480,000	$1,216	66
1336 Rhode Island St	0.46mi	4/4.0 (+1)	2,242 (+2%)	2mo	$750,000	$335	62
803 Vermont St	0.24mi	4/3.0 (+1)	2,350 (+6%)	11mo	$3,337,000	$1,420	60
2212 25th St	0.48mi	3/2.0	2,111 (-4%)	16mo	$1,407,000	$667	57
271 Missouri St	0.32mi	4/2.0 (+1)	2,010 (-9%)	12mo	$2,870,000	$1,428	55
694 Tennessee St	0.59mi	4/4.0 (+1)	2,264 (+2%)	2mo	$2,225,000	$983	54
2325 Mariposa St	0.49mi	3/1.0	1,935 (-12%)	6mo	$1,580,000	$817	47
912 Alabama St	0.69mi	4/2.0 (+1)	2,362 (+7%)	9mo	$1,090,000	$461	44
1269 Rhode Island St	0.39mi	3/3.5	2,505 (+14%)	12mo	$1,950,000	$778	44
2753 22nd St	0.61mi	2/2.0 (-1)	2,500 (+13%)	4mo	$2,675,000	$1,070	41
2670 21st St	0.50mi	4/3.0 (+1)	1,952 (-12%)	15mo	$1,800,000	$922	36

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

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $66,809
• Equity at exit: $1,218,530

10-year hold

• IRR: 5.9%
• Equity multiple: 2.14×
• Total profit: $699,233
• Equity at exit: $2,082,354

Cash invested: $614,600 (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 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 136
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $7,513 high
• Mortgage (P&I): −$11,511
• Tax from tax record: −$635 /mo · $7,617/yr
• Insurance: −$915
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,578
• Net cashflow: $-7,125

Break-even live

Break-even rent $16,532

Max offer price $936,321

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: $548,750
• Closing costs: $65,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
696 De Haro St #1611 San Francisco, CA	3.0	2.0	1515	$6,580	$4.34	7d	1	0.20mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$10,000	$10.50	1d	1	0.41mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	963	$5,786	$6.01	1d	8	0.52mi
830 Alabama St San Francisco, CA	3.0	2.0	1465	$9,500	$6.48	43d	1	0.70mi
718 Long Bridge St San Francisco, CA	2.0	2.0	1400	$8,000	$5.71	7d	1	0.92mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$7,140	$7.45	1d	5	0.94mi
569-571 Capp St San Francisco, CA	3.0	1.0	1600	$6,995	$4.37	2d	1	1.02mi
471 S Van Ness Ave San Francisco, CA	4.0	3.0	2140	$11,000	$5.14	14d	1	1.11mi
858 Capp St Unit 1794 San Francisco, CA	2.0	2.5	1818	$17,050	$9.38	23d	1	1.11mi
673 Brannan St San Francisco, CA	1.0–5.0	1.0–2.0	1302	$5,406	$4.15	1d	2	1.12mi
235 Berry St #316 San Francisco, CA	2.0	2.5	1610	$7,595	$4.72	43d	1	1.12mi
454 Holladay Ave San Francisco, CA	4.0	2.0	1500	$8,500	$5.67	18d	1	1.23mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$8,160	$6.64	2d	1	1.24mi
1 Bluxome St San Francisco, CA	1.0–2.0	2.0	1750	$7,700	$4.40	43d	2	1.28mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	24d	1	1.32mi
72 Langton St San Francisco, CA	2.0	2.0	1470	$5,950	$4.05	4d	1	1.33mi
2 Fair Oaks St #4 San Francisco, CA	3.0	1.0	1513	$9,900	$6.54	18d	1	1.41mi
30 Washburn St San Francisco, CA	2.0	2.0	1576	$5,995	$3.80	24d	1	1.42mi
30 Washburn St Unit 3 San Francisco, CA	2.0	2.0	1576	$5,995	$3.80	7d	1	1.42mi
79 Coleridge St San Francisco, CA	3.0	2.0	1850	$9,750	$5.27	24d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $2,195,000 Active 34 DOM
2. 2026-06-17
   days on market $2,195,000 Active 33 DOM
3. 2026-06-16
   days on market $2,195,000 Active 32 DOM
4. 2026-06-15
   days on market $2,195,000 Active 31 DOM
5. 2026-06-13
   days on market $2,195,000 Active 29 DOM
6. 2026-06-13
   days on market $2,195,000 Active 28 DOM
7. 2026-06-09
   days on market $2,195,000 Active 25 DOM
8. 2026-06-08
   days on market $2,195,000 Active 24 DOM
9. 2026-06-07
   days on market $2,195,000 Active 23 DOM
10. 2026-06-04
    days on market $2,195,000 Active 20 DOM
11. 2026-06-03
    days on market $2,195,000 Active 19 DOM
12. 2026-06-02
    days on market $2,195,000 Active 18 DOM
13. 2026-06-01
    days on market $2,195,000 Active 17 DOM
14. 2026-05-31
    days on market $2,195,000 Active 16 DOM
15. 2026-05-15
    listed $2,195,000 Active 2400-char remark

ⓘ 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: $7,617 · $635/mo
• Projected year-2 tax: $16,682 · $1,390/mo
• Expected delta: +$9,065/yr (+$755/mo · 119.0%)

ⓘ 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 ≥78°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: $90,153
• − Mortgage interest: −$122,954
• − Property taxes: −$7,617
• − Insurance: −$10,975
• − Repairs & maintenance: −$7,212
• − Management: −$7,212
• − Depreciation: −$63,855
• Taxable loss: −$129,672
• Est. tax savings @ 24.0%: +$31,121
• After-tax cash flow: $-54,380/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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• 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

• 2026-05-15 Listed $2,195,000 San Francisco MLS

Property tax history

+2.1%/yr

Latest (2025): $7,617 · +2.9% YoY. Source: county tax records.