2015-2017 Taraval St · San Francisco, CA 94116

$1,150,000

4 bd · 4.0 ba · 2,933 sqft · MultiFamily · 13 Days on market

Built 1919 Good condition 2,996 sqft lot Est $1452k · 21% under

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Why this score? — see what drove the C- 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
• Cash flow +12.8/30.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Large mixed-use 2-unit building situated along the busy Taraval Street corridor. The upper unit is a residential 2-bedroom 1 bath flat leased for $2,250. This unit features a bright living room, dining room, eat-in kitchen, and abundant natural light. A spacious vacant office space is featured on the ground level. This flexible space can accommodate a myriad of possibilities.

Key facts

• Flexible space
• Busy taraval street
• Mixed-use building

Tags

• MIXED-USE BUILDING
• BUSY TARAVAL STREET
• VACANT OFFICE SPACE
• FLEXIBLE SPACE

Property features AI

Finance

• Financial info: Two-unit building with one unit leased and one unit vacant; One unit month-to-month; Units are not furnished
• HOA & community: No association fee

Exterior

• Home design: Mixed Use property type; Residential Income; Built in 1919
• Construction: Building area approximately 2,933 square feet
• Exterior features: Lot approximately 2,997 square feet; No notable lot features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Mixed-use property with street-level office and an upper-floor flat; Residential income building

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $1.15M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative. Per door: $-53/mo.
• To cash-flow at today's rent, offer at most $1.13M (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $993k (13.7% below list).
• Recommended offer: $993k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+1.0%/yr); 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $9,927/mo this rent would consume 75% of the median local household income ($159k/yr) (locally 655% 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 $8k of loan paydown is wiped out by about $34k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $992,700 (13.7% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $1,451,835
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1921 Taraval St	0.05mi	4/4.0	3,130 (+7%)	14mo	$1,550,000	$495	75
2375 24th Ave	0.36mi	5/4.0 (+1)	2,990 (+2%)	3mo	$1,300,000	$435	72

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 · 1.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.34×
• Total profit: $-212,478
• Equity at exit: $171,469

10-year hold

• IRR: -16.6%
• Equity multiple: 0.16×
• Total profit: $-270,239
• Equity at exit: $99,431

Cash invested: $322,000 (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 94116

• Rents YoY: 1.0%
• Active inventory: 53
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $9,927 high
• Mortgage (P&I): −$6,031
• Tax est. 1.5%: −$1,438 /mo · $17,250/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,085
• Net cashflow: $-105

Break-even live

Break-even rent $10,060

Max offer price $1,134,797

Occupancy floor 96%

Sensitivity live

Price	-10% $690	-5% $292	+0% $-105	+5% $-502	+10% $-900
Rent	-10% $-889	-5% $-497	+0% $-105	+5% $287	+10% $679
Rate	-1.0pp $474	-0.5pp $187	base $-105	+0.5pp $-403	+1.0pp $-706

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$9,928
Total (2 units)			$9,927

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 Cecilia Ave San Francisco, CA	4.0	3.5	2150	$8,800	$4.09	22d	1	0.87mi

Listing history 9 events

1. 2026-06-21
   days on market $1,150,000 Active 13 DOM
2. 2026-06-18
   days on market $1,150,000 Active 10 DOM
3. 2026-06-17
   days on market $1,150,000 Active 9 DOM
4. 2026-06-16
   days on market $1,150,000 Active 8 DOM
5. 2026-06-15
   days on market $1,150,000 Active 7 DOM
6. 2026-06-13
   days on market $1,150,000 Active 5 DOM
7. 2026-06-13
   days on market $1,150,000 Active 4 DOM
8. 2026-06-09
   remarks 378-char remark
9. 2026-06-09
   listed $1,150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $119,124
• − Mortgage interest: −$64,418
• − Property taxes: −$17,250
• − Insurance: −$5,750
• − Repairs & maintenance: −$9,530
• − Management: −$9,530
• − Depreciation: −$33,455
• Taxable loss: −$20,808
• Est. tax savings @ 24.0%: +$4,994
• After-tax cash flow: $3,733/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

The property is in good condition with a good exterior and interior. Painting the exterior and maintaining the landscaping can significantly increase its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase both resale and rental value.
• Both Clean the windows — Clean windows can make the home appear more attractive and increase its value.
• Both Trim the landscaping — Well-maintained landscaping can improve curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase both resale and rental value. ↑
• Both Clean the windows — Clean windows can make the home appear more attractive and increase its value. ↑
• Both Trim the landscaping — Well-maintained landscaping can improve curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 43,791
• Household income: $158,921
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 655.0

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 0.61)
• Race & ethnicity: Asian 55% White 29% Two or more races 10% Hispanic / Latino 7% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Subsaharan African 1% Lithuanian 1% Slovak 1%
• Foreign-born: 39% · China, Vietnam, Canada
• Languages at home: 51% English-only · Chinese 31% Spanish 4% Tagalog/Filipino 3%

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: ▼ -1124.37%
• Current HPI: 322.0756
• Rent YoY: ▲ 1.00%
• 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

• 2026-06-08 Listed $1,150,000 San Francisco MLS