601 N Van Ness Ave #110 · San Francisco, CA 94102

$440,000

1 bd · 1.0 ba · 668 sqft · Condo public records · 24 Days on market

Built 1982 $659/sqft · 8% below area Est $477k · 8% under $1285/mo HOA · 38% of rent

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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 +11.0/15.0
• 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
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0

Listing remarks MLS

Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

Key facts

• Guest parking
• Fitness center
• Building amenities

Tags

• MEZZANINE LEVEL
• GUEST PARKING
• BUILDING AMENITIES
• 24-HOUR ATTENDED LOBBY
• FITNESS CENTER
• HEATED POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly dues; Monthly association fee: payable monthly; Association amenities include fitness center, racquetball/game court, sauna, spa/hot tub, and pool; Association covers common areas, earthquake insurance, structure insurance, structure and grounds maintenance, management, pool, roof, sewer, trash, and water; Community contains 451 units; Pets allowed with limits on number and size

Exterior

• Parking: Assigned parking; Side-by-side parking; Underground parking; On-site parking; 1 parking space total
• Security: See remarks for security features
• Utilities: Community water and sewer (included in association services); Power: standard electric
• Home design: Condominium; Residential property; One level; Built in 1982
• Construction: One-story building
• Exterior features: Balcony; Patio; Unit located above entry level

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave; See remarks for additional kitchen details
• Bedrooms: 1 bedroom
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Original and updated/remodeled condition; See remarks for additional interior details
• Laundry & utility: Laundry in an interior room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (57.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (23.0% below list).
• Recommended offer: $188k (57.2% below list) — sets the bar for cash-flow.

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 (+10.1%/yr); 63 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $3,389/mo this rent would consume 67% of the median local household income ($60k/yr) (locally 3769% 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 $24k of equity ($3k loan paydown + $21k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $188,412 (57.2% 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. 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. 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?
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: 0.77% ✗
• Cap rate: 2.41%
• Cash-on-cash: -13.87%
• DSCR: 0.38
• GRM: 10.8

CMA / ARV

• ARV (median comp): $476,566
• List price: $440,000
• Delta: -16.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.8% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.20×
• Total profit: $24,241
• Equity at exit: $243,937

10-year hold

• IRR: 8.2%
• Equity multiple: 2.61×
• Total profit: $198,561
• Equity at exit: $416,601

Cash invested: $123,200 (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 94102

• Home prices YoY: 2.7%
• Rents YoY: 10.1%
• Active inventory: 63
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,389 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$326 /mo · $3,912/yr
• Insurance: −$183
• HOA: −$1,285
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $-1,424

Break-even live

Break-even rent $5,192

Max offer price $188,412

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	10d	2	0.06mi
812 Eddy St San Francisco, CA	1.0	1.0	580	$3,495	$6.03	24d	1	0.08mi
830 Eddy St San Francisco, CA	1.0	1.0	775	$4,700	$6.06	5d	3	0.08mi
950 Franklin St San Francisco, CA	1.0	1.0	573	$4,045	$7.06	3d	1	0.12mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$1,562	$2.29	44d	1	0.12mi
990 Geary St San Francisco, CA	2.0	1.0	446	$3,295	$7.39	18d	1	0.30mi
970 Geary St San Francisco, CA	—	1.0	365	$1,948	$5.34	4d	1	0.30mi
755 Ofarrell St San Francisco, CA	1.0	1.0	402	$3,175	$7.89	14d	3	0.30mi
750 Ofarrell St San Francisco, CA	2.0	1.0–2.0	725	$2,895	$3.99	8d	1	0.32mi
360 Hyde St San Francisco, CA	—	1.0	415	$1,795	$4.33	44d	1	0.32mi
305 Franklin St Unit 21 San Francisco, CA	—	1.0	450	$2,795	$6.21	8d	1	0.32mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,614	$8.04	3d	7	0.33mi
1 Daniel Burnham Ct San Francisco, CA	1.0	1.0	700	$4,075	$5.82	44d	2	0.33mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	20d	1	0.35mi
945 Larkin St Apt 16 San Francisco, CA	—	1.0	500	$2,095	$4.19	8d	1	0.36mi
1215 Laguna St San Francisco, CA	—	1.0	420	$3,695	$8.80	8d	1	0.36mi
860 Geary St San Francisco, CA	1.0	1.0	577	$2,495	$4.32	44d	2	0.37mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	8d	1	0.39mi
631 O'Farrell St San Francisco, CA	1.0	1.0	520	$2,495	$4.80	20d	1	0.39mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,644	$6.00	3d	4	0.39mi
1390 Market St San Francisco, CA	1.0	1.0	561	$4,067	$7.25	2d	14	0.39mi
631 Ofarrell St #1110 San Francisco, CA	1.0	1.0	520	$2,495	$4.80	8d	1	0.39mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	893	$5,940	$6.65	2d	2	0.39mi
631 Ofarrell St San Francisco, CA	1.0	1.0	520	$2,248	$4.32	15d	2	0.39mi
1201 Sutter St #1741 San Francisco, CA	1.0	1.0	457	$3,070	$6.72	24d	1	0.39mi
1201 Sutter St #208 San Francisco, CA	1.0	1.0	531	$2,150	$4.05	44d	1	0.39mi
285 Turk St Apt 507 San Francisco, CA	1.0	1.0	462	$1,795	$3.89	44d	1	0.40mi
765 Geary St San Francisco, CA	—	1.0	343	$1,695	$4.93	44d	1	0.40mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	8d	3	0.42mi
434 Leavenworth St San Francisco, CA	—	1.0	342	$2,070	$6.04	8d	2	0.43mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$6,104	$6.64	2d	28	0.44mi
536 Leavenworth St San Francisco, CA	—	1.0	445	$1,995	$4.48	44d	1	0.45mi
1520 Gough St San Francisco, CA	1.0	1.0	377	$4,595	$12.17	4d	2	0.46mi
1080 Sutter St San Francisco, CA	2.0	1.0	750	$4,150	$5.53	44d	1	0.46mi
1511 Gough St Unit 306 San Francisco, CA	1.0	1.0	595	$3,895	$6.55	3d	1	0.46mi
540 Leavenworth St San Francisco, CA	1.0	1.0	385	$2,595	$6.74	5d	1	0.46mi
55 9th St San Francisco, CA	2.0	1.0–2.0	861	$4,430	$5.14	3d	1	0.46mi
545 Ofarrell St San Francisco, CA	—	1.0	400	$2,000	$5.00	44d	1	0.47mi
1040 Sutter St San Francisco, CA	—	1.0	449	$2,790	$6.21	44d	1	0.47mi
1701-1717 Bush St Unit 16 San Francisco, CA	2.0	1.0	750	$4,000	$5.33	44d	1	0.48mi

HOA detail condo

• Monthly dues: $1,285 · $15,420/yr
• Likely covers: poolgymdoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-04
   pricedays on market $440,000 Active 24 DOM
2. 2026-06-03
   days on market $399,000 Active 23 DOM
3. 2026-06-02
   days on market $399,000 Active 22 DOM
4. 2026-06-01
   days on market $399,000 Active 21 DOM
5. 2026-05-31
   days on market $399,000 Active 20 DOM
6. 2026-05-11
   listed $399,000 Active 1202-char remark
7. 2025-01-10
   soldstatus $410,000 Closed 527-char remark

   Show marketing remark (527 chars)

   Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

8. 2025-01-10
   soldstatus $410,000

   Show marketing remark (527 chars)

   Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

9. 2024-12-20
   historical Contingent - Show 527-char remark

   Show marketing remark (527 chars)

   Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

10. 2024-12-04
    price $420,000 527-char remark

    Show marketing remark (527 chars)

    Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

11. 2024-10-15
    price $435,000 527-char remark

    Show marketing remark (527 chars)

    Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

12. 2024-09-05
    listed $450,000 Active 527-char remark

    Show marketing remark (527 chars)

    Great price on this conveniently located spacious full-size one bedroom condo with private balcony at Opera Plaza. Excellent closet space including large walk-in entry closet. Opera Plaza is a high amenities building with 24 hour security personnel, heated pool and spa, fitness center, Pickleball and racquetball court, on-site management, concierge service and more. Best central San Francisco location is close to transportation and freeways. Adjacent to Hayes Valley and Valencia Corridor. Leased parking available on site.

13. 1998-01-15
    soldstatus $163,500

    Show marketing remark (142 chars)

    Excellent Value In This Full Service Complex- 24-hr Security, Pool, Spa, Gym, Racquetball, Clubroom, Shops, Restaurants, Movies On Plaza Level

14. 1998-01-15
    soldstatus $163,500

    Show marketing remark (142 chars)

    Excellent Value In This Full Service Complex- 24-hr Security, Pool, Spa, Gym, Racquetball, Clubroom, Shops, Restaurants, Movies On Plaza Level

15. 1998-01-05
    historical

    Show marketing remark (142 chars)

    Excellent Value In This Full Service Complex- 24-hr Security, Pool, Spa, Gym, Racquetball, Clubroom, Shops, Restaurants, Movies On Plaza Level

16. 1997-11-04
    listed $167,000

    Show marketing remark (142 chars)

    Excellent Value In This Full Service Complex- 24-hr Security, Pool, Spa, Gym, Racquetball, Clubroom, Shops, Restaurants, Movies On Plaza Level

ⓘ 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: $3,912 · $326/mo
• Projected year-2 tax: $3,912 · $326/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 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: $40,671
• − Mortgage interest: −$24,647
• − Property taxes: −$3,912
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,254
• − Management: −$3,254
• − HOA: −$15,420
• − Depreciation: −$12,800
• Taxable loss: −$24,815
• Est. tax savings @ 24.0%: +$5,955
• After-tax cash flow: $-11,135/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): 35,976
• Household income: $60,431
• Rent vs Own: 92.0% rent · 8.0% own
• Severe rent burden: 3769.0

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 0.77)
• Race & ethnicity: White 31% Asian 28% Hispanic / Latino 22% Two or more races 13% Black 9% Native American 2%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Scotch-Irish 2% Romanian 2% Lithuanian 2%
• Foreign-born: 41% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 16% Chinese 10% Vietnamese 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: ▲ 4.80%
• Current HPI: 184.4403
• Rent YoY: ▲ 10.11%
• 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

+167.7% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $447,000 San Francisco MLS
• 2026-06-03 Price Changed $440,000 San Francisco MLS
• 2026-05-11 Listed $399,000 San Francisco MLS
• 2025-01-10 Sold (Public Records) $410,000 Public Records
• 2025-01-10 Sold (MLS) $410,000 San Francisco MLS
• 2024-12-20 Contingent — San Francisco MLS
• 2024-12-04 Price Changed $420,000 San Francisco MLS
• 2024-10-15 Price Changed $435,000 San Francisco MLS
• 2024-09-05 Listed $450,000 San Francisco MLS
• 1998-01-15 Sold (Public Records) $163,500 Public Records
• 1998-01-15 Sold (MLS) $163,500 San Francisco MLS
• 1998-01-05 Delisted — San Francisco MLS
• 1997-11-04 Listed $167,000 San Francisco MLS

Property tax history

+2.6%/yr

Latest (2025): $3,912 · +2.9% YoY. Source: county tax records.