1400 Mission St #701 · San Francisco, CA 94103

$497,730

3 bd · 2.0 ba · 1,415 sqft · Condo public records · 48 Days on market

Built 2015 $352/sqft · 52% below area $926/mo HOA · 15% of rent

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Why this score? — see what drove the B- 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 +21.4/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 3 person = $140,250; 4 people = $155,850; 5 people = $168,300; 6 people = $180,800; 7 people = $193,250. Must be 1st-time homebuyer & income eligible. Exceptions may be granted due to Buyers Temporary Eligibility Waivers being applicable. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal https://housing. sfgov. org) starting on May 5, 2026. Visit https://housing. sfgov.org for application & program info.

Key facts

• Open green spaces
• Secured building
• Locked bike room

Tags

• LIGHT FILLED CONDO
• SECURED BUILDING
• FULL TIME LOBBY ATTENDANT
• OPEN GREEN SPACES
• LOCKED BIKE ROOM
• CONVENIENT ACCESS TO SFO

Property features AI

Finance

• HOA & community: Part of a 190-unit community; HOA fee of $926 per month; HOA covers door person, homeowners insurance, building and grounds maintenance, management, trash, and water; Community amenities include greenbelt and roof deck

Exterior

• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: 220 volts in kitchen; 220 volts in laundry; Public water; Public sewer
• Home design: Condominium (residential); One level; Modern/High Tech style; Built in 2015; Property is attached
• Construction: Frame, glass, and metal construction
• Exterior features: Corner lot; Public maintained asphalt road; Entry at ground level

Interior

• Kitchen: Dishwasher; Disposal; Free-standing refrigerator; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Has heating
• Interior features: Accessible elevator installed; Central electric heating; Carbon monoxide and smoke detectors
• Laundry & utility: Stacked washer/dryer; Laundry closet; 220V in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $498k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $498k).
• Recommended offer: $483k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 9d 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).
• At $6,264/mo this rent would consume 65% of the median local household income ($116k/yr) (locally 2666% 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 $28k of equity ($3k loan paydown + $25k 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.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $139k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($483k) is reasonable based on typical stale-listing flexibility.

Recommended offer $482,798 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.26% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 6.6

CMA / ARV

• ARV (median comp): $1,027,656
• List price: $497,730
• Delta: -51.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.40×
• Total profit: $194,529
• Equity at exit: $280,924

10-year hold

• IRR: 23.8%
• Equity multiple: 5.51×
• Total profit: $628,351
• Equity at exit: $483,902

Cash invested: $139,364 (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: 6.6×

Monthly cashflow live

• Estimated rent: $6,264 high
• Mortgage (P&I): −$2,610
• Tax from tax record: −$463 /mo · $5,561/yr
• Insurance: −$207
• HOA: −$926
• Vacancy / Maint / Mgmt: −$1,315
• Net cashflow: $741

Break-even live

Break-even rent $5,325

Max offer price $497,730

Occupancy floor 83%

Sensitivity live

Price	-10% $1,023	-5% $882	+0% $741	+5% $600	+10% $459
Rent	-10% $246	-5% $494	+0% $741	+5% $989	+10% $1,236
Rate	-1.0pp $992	-0.5pp $868	base $741	+0.5pp $612	+1.0pp $481

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: $124,432
• Closing costs: $14,932
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Washburn St Unit 3 San Francisco, CA	2.0	2.0	1576	$5,995	$3.80	9d	1	0.08mi
30 Washburn St San Francisco, CA	2.0	2.0	1576	$5,995	$3.80	25d	1	0.08mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$8,790	$9.56	0d	26	0.11mi
55 9th St San Francisco, CA	2.0	1.0–2.0	833	$5,625	$6.75	0d	1	0.14mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	3d	2	0.16mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	865	$7,990	$9.24	0d	2	0.21mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$10,000	$11.44	0d	15	0.21mi
140 S Van Ness Ave #1679 San Francisco, CA	2.0	2.0	1250	$5,760	$4.61	0d	1	0.27mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,373	$8.29	0d	26	0.27mi
380 10th St San Francisco, CA	2.0	2.0	1122	$5,495	$4.90	45d	1	0.32mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	45d	1	0.33mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,346	$7.44	0d	33	0.38mi
72 Langton St San Francisco, CA	2.0	2.0	1470	$5,950	$4.05	5d	1	0.40mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,563	$9.33	0d	1	0.46mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$2,999	$4.40	45d	1	0.56mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,304	$9.04	0d	10	0.57mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	23d	1	0.60mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	931	$6,066	$6.52	0d	6	0.61mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	0.62mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	45d	1	0.62mi
851 Van Ness Ave #306 San Francisco, CA	2.0	2.0	909	$4,700	$5.17	14d	1	0.66mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	9d	1	0.67mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,420	$6.70	0d	5	0.67mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,581	$9.15	0d	15	0.67mi
271 Clara St Unit 1A San Francisco, CA	2.0	1.5	1000	$5,499	$5.50	12d	1	0.70mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	45d	1	0.70mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	6d	1	0.71mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,324	$7.33	0d	27	0.74mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$6,415	$7.34	0d	3	0.77mi
248 Myrtle St San Francisco, CA	2.0	1.0	975	$4,500	$4.62	19d	1	0.78mi
10 Cyril Magnin St San Francisco, CA	2.0	2.0	1300	$5,000	$3.85	45d	1	0.79mi
600 S Van Ness Ave San Francisco, CA	2.0	2.0	1200	$6,500	$5.42	3d	1	0.80mi
542 Valencia St Unit A San Francisco, CA	2.0	1.0	1600	$5,000	$3.12	25d	1	0.82mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	25d	1	0.83mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.87mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	45d	1	0.90mi
1080 Sutter St #201 San Francisco, CA	3.0	2.0	1151	$6,800	$5.91	0d	1	0.92mi
1450 Franklin St #505 San Francisco, CA	2.0	2.0	1326	$7,600	$5.73	12d	1	0.99mi
765 Market St Unit 34 San Francisco, CA	2.0	2.5	1453	$9,200	$6.33	45d	1	1.00mi
765 Market St Unit 34E San Francisco, CA	2.0	2.5	1453	$9,000	$6.19	18d	1	1.00mi

HOA detail condo

• Monthly dues: $926 · $11,112/yr
• Likely covers: cable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $497,730 Active 48 DOM
2. 2026-06-18
   days on market $497,730 Active 45 DOM
3. 2026-06-17
   days on market $497,730 Active 44 DOM
4. 2026-06-16
   days on market $497,730 Active 43 DOM
5. 2026-06-15
   days on market $497,730 Active 42 DOM
6. 2026-06-13
   days on market $497,730 Active 40 DOM
7. 2026-06-13
   days on market $497,730 Active 39 DOM
8. 2026-06-09
   days on market $497,730 Active 36 DOM
9. 2026-06-08
   days on market $497,730 Active 35 DOM
10. 2026-06-07
    days on market $497,730 Active 34 DOM
11. 2026-06-04
    days on market $497,730 Active 31 DOM
12. 2026-06-03
    days on market $497,730 Active 30 DOM
13. 2026-06-02
    days on market $497,730 Active 29 DOM
14. 2026-06-01
    days on market $497,730 Active 28 DOM
15. 2026-05-31
    days on market $497,730 Active 27 DOM
16. 2026-05-04
    listed $497,730 Active 1191-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: $5,561 · $463/mo
• Projected year-2 tax: $5,561 · $463/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥79°F today · 17 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: $75,162
• − Mortgage interest: −$27,881
• − Property taxes: −$5,561
• − Insurance: −$2,489
• − Repairs & maintenance: −$6,013
• − Management: −$6,013
• − HOA: −$11,112
• − Depreciation: −$14,479
• Taxable income: $1,614
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $8,507/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

1 event — show timeline

• 2026-05-04 Listed $497,730 San Francisco MLS

Property tax history

+2.6%/yr

Latest (2025): $5,561 · +2.9% YoY. Source: county tax records.