2061 10th Ave · San Francisco, CA 94116

$1,195,000

2 bd · 2.0 ba · 2,568 sqft · MultiFamily public records · 16 Days on market

Built 1947 3,001 sqft lot $465/sqft · 57% below area Est $1267k · 6% under $175/mo HOA · 4% of rent ↓ 34% 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).

• Cash flow +13.7/30.0
• ARV discount +10.1/15.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

Key facts

• $175 HOA
• Garage
• Built 1947

Property features AI

Finance

• Other: Part of a 2-unit community
• HOA & community: Homeowners association with monthly fee; Association fee: $175 monthly; Pets allowed: cats and dogs OK (number limit), service animals allowed

Exterior

• Parking: Attached garage with garage door opener (1 covered space); 1 uncovered parking space (2 parking spaces total); On-site parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential condominium; Mid-Century style; One level; Ground-level entry; Facing east; Property is attached
• Construction: Built in 1947
• Exterior features: Uncovered deck; Double pane windows; Partial wood fencing with backyard

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Gas water heater
• Bedrooms: 2 bedrooms
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Gas heating
• Interior features: Formal entry; Storage
• Laundry & utility: Laundry in garage; Laundry sink

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.17M (2.4% below list).
• Recommended offer: $1.17M (2.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 48 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $11,669/mo this rent would consume 88% 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 $36k 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

• It's been on market 16 days — a 2% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,166,900 (2.4% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.98% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

• ARV (median comp): $1,267,425
• List price: $1,195,000
• Delta: -5.71%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1584-1586 11th Ave	0.62mi	2/2.0	2,632 (+2%)	7mo	$1,750,000	$665	62

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-209,785
• Equity at exit: $178,178

10-year hold

• IRR: -15.3%
• Equity multiple: 0.22×
• Total profit: $-262,614
• Equity at exit: $103,322

Cash invested: $334,600 (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 94116

• Rents YoY: 1.0%
• Active inventory: 48
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $11,669 high
• Mortgage (P&I): −$6,267
• Tax from tax record: −$2,182 /mo · $26,183/yr
• Insurance: −$498
• HOA: −$175
• Vacancy / Maint / Mgmt: −$2,450
• Net cashflow: $97

Break-even live

Break-even rent $11,546

Max offer price $1,195,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$11,670
Total (3 units)			$11,669

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Warren Dr San Francisco, CA	3.0	3.0	1900	$8,750	$4.61	43d	1	0.68mi
337 W Portal Ave Unit 337 San Francisco, CA	2.0	2.0	1750	$4,700	$2.69	3d	1	0.88mi
1265 Stanyan St San Francisco, CA	3.0	2.0	2005	$13,900	$6.93	7d	1	1.09mi
1801 29th Ave San Francisco, CA	3.0	2.0	1800	$5,800	$3.22	24d	1	1.15mi
230 Ridgewood Ave San Francisco, CA	3.0	1.5	1932	$5,750	$2.98	43d	1	1.45mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 11 events

1. 2026-05-16
   status Pending 1943-char remark
2. 2026-05-13
   historical Contingent - Show 1943-char remark
3. 2026-04-30
   listed $1,195,000 Active 1943-char remark
4. 2018-02-28
   listed $950,000
5. 2017-12-27
   soldstatus $2,000,000 Closed

   Show marketing remark (755 chars)

   Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

6. 2017-12-19
   historical
7. 2017-12-18
   status Pending

   Show marketing remark (755 chars)

   Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

8. 2017-12-04
   historical Contingent - Show

   Show marketing remark (755 chars)

   Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

9. 2017-12-04
   historical Contingent - Show

   Show marketing remark (755 chars)

   Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

10. 2017-10-27
    listed $899,000 Active

    Show marketing remark (755 chars)

    Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

11. 2017-10-27
    listed $1,897,888 Active

    Show marketing remark (755 chars)

    Updated full floor flats w/ views from the Golden Gate Bridge to Twin Peaks. Each with an open living room w/ wood burning fireplaces and refinished wood flooring that continues throughout the units. Upper living room w/ views, both units have dining areas. Kitchens are updated w/ 5-burner stoves, quartz counters and stainless appliances. Full baths w/ a tub and walk-in shower. There is a pvt deck off the lower unit. The upper unit has a sky-parlor/artists-retreat w/ panoramic views and a roof deck. Building has 2-car independent pkng & 2-car driveway pkng. Landscaped rear yard has a paver deck w/ views. Each unit has W/ D hookups and storage rooms. Easy access to MUNI and close proximity to parks and Inner Sunset restaurants and shopping.

ⓘ 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: $26,183 · $2,182/mo
• Projected year-2 tax: $26,183 · $2,182/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 1/10 Low 5 d/yr ≥76°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $140,028
• − Mortgage interest: −$66,939
• − Property taxes: −$26,183
• − Insurance: −$5,975
• − Repairs & maintenance: −$11,202
• − Management: −$11,202
• − HOA: −$2,100
• − Depreciation: −$34,764
• Taxable loss: −$18,337
• Est. tax savings @ 24.0%: +$4,401
• After-tax cash flow: $5,564/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): 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

-34.2% since first listed

12 events — show timeline

• 2026-05-22 Sold (MLS) $1,248,000 San Francisco MLS
• 2026-05-16 Pending — San Francisco MLS
• 2026-05-13 Contingent — San Francisco MLS
• 2026-04-30 Listed $1,195,000 San Francisco MLS
• 2018-02-28 Listed $950,000 San Francisco MLS
• 2017-12-27 Sold (MLS) $2,000,000 San Francisco MLS
• 2017-12-19 Delisted — San Francisco MLS
• 2017-12-18 Pending — San Francisco MLS
• 2017-12-04 Contingent — San Francisco MLS
• 2017-12-04 Contingent — San Francisco MLS
• 2017-10-27 Listed $899,000 San Francisco MLS
• 2017-10-27 Listed $1,897,888 San Francisco MLS

Property tax history

+28.4%/yr

Latest (2020): $26,183 · +3.5% YoY. Source: county tax records.