750-754 Pacific Ave · San Francisco, CA 94133

$2,250,000

None bd · None ba · 12,222 sqft · MultiFamily · 37 Days on market

Built 1907 Good condition 4,095 sqft lot $184/sqft · 45% below area Est $4112k · 45% under ↓ 20% since listing

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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 +10.6/30.0
• Appreciation +8.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. 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

750-754 Pacific Ave is a 3-story mixed-use building located in the heart of San Francisco's Chinatown. This property is just half a block from Stockton Street and Grant Avenue, with heavy foot traffic. It is within walking distance to Portsmouth Square, Hilton Hotel, City College and Transamerica Pyramid. It is also close to Financial District, Union Square, and Downtown. Public transit is also very convenient. 750-754 Pacific Ave is a 12,222 square foot building on a 4,095 square foot lot (Tax Records). There are 2 commercial units on the ground floor and a total of 36 SRO rooms on the upper levels. The subject property's APN is 0161-013 and zoning is Chinatown - Residential - Neighborhood Commercial (CRNC). The subject property presents an excellent opportunity for investors to acquire a large mixed-use building in Chinatown with huge growth potential in the long term.

Key facts

• Heart of chinatown
• Mixed-use building
• Heavy foot traffic

Tags

• MIXED-USE BUILDING
• HEART OF CHINATOWN
• HEAVY FOOT TRAFFIC
• CLOSE TO FINANCIAL DISTRICT
• CONVENIENT PUBLIC TRANSIT

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $2.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative. Per door: $-376/mo.
• To cash-flow at today's rent, offer at most $2.09M (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.83M (18.9% below list).
• Recommended offer: $1.83M (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 (+16.9%/yr); 60 active listings in the ZIP; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $18,256/mo this rent would consume 251% of the median local household income ($87k/yr) (locally 2027% 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 $160k of equity ($16k loan paydown + $145k appreciation (6.4% 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 ~$257k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($2.18M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,825,600 (18.9% 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 37 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 0.81% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $4,112,258
• List price: $2,250,000
• Delta: -45.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Waverly Pl	0.17mi	30/3.0	11,816 (-3%)	4mo	$4,000,000	$339	83
734-752 Vallejo St	0.15mi	2/—	10,686 (-13%)	3mo	$3,000,000	$281	70
1418 Leavenworth St	0.49mi	19/—	11,436 (-6%)	9mo	$4,350,000	$380	58
1045-1049 Bush St	0.64mi	2/—	11,500 (-6%)	7mo	$4,200,000	$365	54
1335 Washington St	0.48mi	22/4.0	11,386 (-7%)	19mo	$4,600,000	$404	50
1371 Jackson St	0.56mi	10/—	10,890 (-11%)	18mo	$4,950,000	$455	40

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

Projected returns pro-forma

6.44% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.16×
• Total profit: $733,885
• Equity at exit: $1,477,511

10-year hold

• IRR: 18.1%
• Equity multiple: 4.87×
• Total profit: $2,440,661
• Equity at exit: $2,735,593

Cash invested: $630,000 (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 94133

• Home prices YoY: 4.0%
• Rents YoY: 16.9%
• Active inventory: 60
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $18,256 medium
• Mortgage (P&I): −$11,799
• Tax est. 1.5%: −$2,812 /mo · $33,750/yr
• Insurance: −$938
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,834
• Net cashflow: $-1,127

Break-even live

Break-even rent $19,683

Max offer price $2,086,921

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$18,255
Total (3 units)			$18,256

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: $562,500
• Closing costs: $67,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $2,250,000 Active 37 DOM
2. 2026-06-17
   days on market $2,250,000 Active 36 DOM
3. 2026-06-16
   days on market $2,250,000 Active 35 DOM
4. 2026-06-15
   days on market $2,250,000 Active 34 DOM
5. 2026-06-13
   days on market $2,250,000 Active 32 DOM
6. 2026-06-13
   days on market $2,250,000 Active 31 DOM
7. 2026-06-09
   days on market $2,250,000 Active 28 DOM
8. 2026-06-08
   days on market $2,250,000 Active 27 DOM
9. 2026-06-07
   days on market $2,250,000 Active 26 DOM
10. 2026-06-04
    days on market $2,250,000 Active 23 DOM
11. 2026-06-03
    days on market $2,250,000 Active 22 DOM
12. 2026-06-02
    days on market $2,250,000 Active 21 DOM
13. 2026-06-01
    days on market $2,250,000 Active 20 DOM
14. 2026-05-31
    days on market $2,250,000 Active 19 DOM
15. 2026-05-12
    listed $2,250,000 Active 883-char remark

    Show marketing remark (883 chars)

    750-754 Pacific Ave is a 3-story mixed-use building located in the heart of San Francisco's Chinatown. This property is just half a block from Stockton Street and Grant Avenue, with heavy foot traffic. It is within walking distance to Portsmouth Square, Hilton Hotel, City College and Transamerica Pyramid. It is also close to Financial District, Union Square, and Downtown. Public transit is also very convenient. 750-754 Pacific Ave is a 12,222 square foot building on a 4,095 square foot lot (Tax Records). There are 2 commercial units on the ground floor and a total of 36 SRO rooms on the upper levels. The subject property's APN is 0161-013 and zoning is Chinatown - Residential - Neighborhood Commercial (CRNC). The subject property presents an excellent opportunity for investors to acquire a large mixed-use building in Chinatown with huge growth potential in the long term.

16. 2026-01-02
    status Active
17. 2025-03-10
    listed $2,400,000 Active
18. 2024-08-21
    price $2,598,000
19. 2024-07-05
    price $2,700,000
20. 2023-11-08
    status Active
21. 2023-11-04
    historical
22. 2023-08-23
    listed $2,800,000 Active

ⓘ 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: $219,072
• − Mortgage interest: −$126,035
• − Property taxes: −$33,750
• − Insurance: −$11,250
• − Repairs & maintenance: −$17,526
• − Management: −$17,526
• − Depreciation: −$65,455
• Taxable loss: −$52,469
• Est. tax savings @ 24.0%: +$12,593
• After-tax cash flow: $-931/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 · 6 photos

Good 80/100 Cosmetic rehab

This 3-story mixed-use building in San Francisco's Chinatown is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for both resale and rental value through cosmetic updates and improvements to the exterior and interior.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the exterior appearance can attract more foot traffic and improve the property's overall appeal.
• Both Interior updates to commercial space — Freshening up the interior can make the space more attractive to potential tenants and buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhancing the exterior appearance can attract more foot traffic and improve the property's overall appeal. ↑
• Both Interior updates to commercial space — Freshening up the interior can make the space more attractive to potential tenants and buyers. ↑

ⓘ 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): 23,804
• Household income: $87,191
• Rent vs Own: 83.5% rent · 16.5% own
• Severe rent burden: 2027.0

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 0.65)
• Race & ethnicity: Asian 48% White 34% Hispanic / Latino 11% Two or more races 9% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 40% · China, Canada, South Korea
• Languages at home: 53% English-only · Chinese 34% Spanish 5% Other Indo-European 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: ▲ 6.44%
• Current HPI: 168.565
• Rent YoY: ▲ 16.95%
• 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

-19.6% since first listed

8 events — show timeline

• 2026-05-12 Listed $2,250,000 San Francisco MLS
• 2026-01-02 Relisted — San Francisco MLS
• 2025-03-10 Listed $2,400,000 San Francisco MLS
• 2024-08-21 Price Changed $2,598,000 San Francisco MLS
• 2024-07-05 Price Changed $2,700,000 San Francisco MLS
• 2023-11-08 Relisted — San Francisco MLS
• 2023-11-04 Delisted — San Francisco MLS
• 2023-08-23 Listed $2,800,000 San Francisco MLS