1168 Eddy St Unit D · San Francisco, CA 94109

$625,000

2 bd · 1.0 ba · 816 sqft · Condo public records · 79 Days on market

Built 1992 $766/sqft · 35% below area Est $969k · 35% under

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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 +15.0/15.0
• Appreciation +7.5/10.0
• Cash flow +6.4/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.7/10.0

Listing remarks MLS

2 Bedroom/2 Bath Modern Condo * Quiet Back Unit * Marble Entry & Kitchen Floors * Granite Counters In Kit & Ba * Best For Under $200,000 * Move-in Cond

Key facts

• Garage
• Built 1992

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $625k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $488k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $434k (30.6% below list).
• Recommended offer: $434k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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 fast (+15.6%/yr); 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $4,335/mo this rent would consume 49% of the median local household income ($106k/yr) (locally 5272% 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 $36k of equity ($4k loan paydown + $31k 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.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($588k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask is 96% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $304k; list at $625k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $433,512 (30.6% 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 79 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
10. 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.
11. 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.
12. 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: 0.69% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 12.0

CMA / ARV

• ARV (median comp): $968,888
• List price: $625,000
• Delta: -35.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.02% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.56×
• Total profit: $98,760
• Equity at exit: $354,989

10-year hold

• IRR: 12.1%
• Equity multiple: 3.36×
• Total profit: $413,421
• Equity at exit: $613,333

Cash invested: $175,000 (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 94109

• Home prices YoY: 2.9%
• Rents YoY: 15.6%
• Active inventory: 163
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $4,335 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$662 /mo · $7,949/yr
• Insurance: −$260
• HOA est. from 3 same-building comps: −$310
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $-1,086

Break-even live

Break-even rent $5,709

Max offer price $433,210

Occupancy floor —

Sensitivity live

Price	-10% $-732	-5% $-909	+0% $-1,086	+5% $-1,263	+10% $-1,439
Rent	-10% $-1,428	-5% $-1,257	+0% $-1,086	+5% $-914	+10% $-743
Rate	-1.0pp $-771	-0.5pp $-927	base $-1,086	+0.5pp $-1,248	+1.0pp $-1,412

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Gough St San Francisco, CA	2.0	1.0	785	$4,500	$5.73	19d	1	0.22mi
1415 Eddy St San Francisco, CA	2.0	1.0	800	$4,950	$6.19	25d	1	0.23mi
750 Golden Gate Ave San Francisco, CA	3.0	1.0–2.5	681	$2,280	$3.35	45d	1	0.24mi
1310 Fillmore St #608 San Francisco, CA	1.0	1.0	744	$3,975	$5.34	45d	1	0.26mi
950 Franklin St San Francisco, CA	1.0	1.0	573	$4,045	$7.06	4d	1	0.27mi
1489 Webster St San Francisco, CA	2.0	1.0	783	$4,095	$5.23	20d	1	0.29mi
830 Eddy St San Francisco, CA	1.0	1.0	775	$5,504	$7.10	0d	2	0.30mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	8d	1	0.31mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	653	$3,795	$5.81	11d	2	0.32mi
601 Van Ness Ave San Francisco, CA	1.0	1.0	637	$3,820	$6.00	0d	2	0.32mi
812 Eddy St San Francisco, CA	1.0	1.0	580	$3,495	$6.03	25d	1	0.32mi
851 Van Ness Ave #306 San Francisco, CA	2.0	2.0	909	$4,700	$5.17	13d	1	0.33mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$7,483	$9.98	0d	20	0.34mi
248 Myrtle St San Francisco, CA	2.0	1.0	975	$4,500	$4.62	19d	1	0.34mi
1350 Golden Gate Ave Unit 13 San Francisco, CA	1.0	1.0	595	$2,500	$4.20	45d	1	0.36mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	23d	1	0.37mi
1395 Golden Gate Ave San Francisco, CA	1.0	1.0	620	$4,895	$7.90	11d	1	0.39mi
1511 Gough St Unit 306 San Francisco, CA	1.0	1.0	595	$3,895	$6.55	3d	1	0.40mi
1701-1717 Bush St Unit 16 San Francisco, CA	2.0	1.0	750	$4,000	$5.33	45d	1	0.41mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.43mi
1 Daniel Burnham Ct #106 San Francisco, CA	1.0	1.0	800	$4,200	$5.25	3d	1	0.43mi
1 Daniel Burnham Ct San Francisco, CA	1.0	1.0	700	$4,075	$5.82	45d	2	0.43mi
1460 Golden Gate Ave Unit 10 San Francisco, CA	2.0	1.0	900	$5,395	$5.99	45d	1	0.45mi
1635 Gough St San Francisco, CA	3.0	1.0–2.0	880	$7,488	$8.51	0d	2	0.46mi
2075 Sutter St #525 San Francisco, CA	2.0	2.0	1084	$7,000	$6.46	45d	1	0.49mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,563	$9.33	0d	1	0.50mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	8d	3	0.51mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$6,219	$8.88	0d	12	0.52mi
1201 Sutter St #208 San Francisco, CA	1.0	1.0	531	$2,150	$4.05	45d	1	0.54mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	21d	1	0.55mi
101 Polk St San Francisco, CA	1.0	1.0	573	$4,628	$8.07	0d	7	0.56mi
131 Wilmot St San Francisco, CA	1.0	1.5	850	$4,655	$5.48	45d	1	0.56mi
2100 Post St San Francisco, CA	1.0	1.0	606	$3,995	$6.59	4d	1	0.57mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	865	$7,990	$9.24	0d	2	0.57mi
750 Ofarrell St San Francisco, CA	2.0	1.0–2.0	725	$2,895	$3.99	8d	1	0.59mi
677 Oak St Unit 8 San Francisco, CA	2.0	1.0	850	$4,395	$5.17	19d	1	0.59mi
2055 Sacramento St San Francisco, CA	1.0	1.0	612	$4,495	$7.34	3d	1	0.60mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,482	$5.79	0d	4	0.60mi
860 Geary St San Francisco, CA	1.0	1.0	577	$2,495	$4.32	45d	2	0.61mi
901 Fell St Apt 17 San Francisco, CA	1.0	1.0	750	$3,000	$4.00	0d	1	0.61mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-04
   days on market $625,000 Coming Soon 79 DOM
2. 2026-06-03
   days on market $625,000 Coming Soon 78 DOM
3. 2026-06-02
   days on market $625,000 Coming Soon 77 DOM
4. 2026-06-01
   days on market $625,000 Coming Soon 76 DOM
5. 2026-05-31
   days on market $625,000 Coming Soon 75 DOM
6. 2001-10-25
   soldstatus $304,000
7. 2001-10-15
   soldstatus $305,000
8. 2001-08-15
   historical
9. 2001-05-02
   listed $319,500
10. 1998-04-21
    soldstatus $217,000
11. 1998-04-17
    soldstatus $217,000 164-char remark

    Show marketing remark (164 chars)

    2 Bedroom/2 Bath Modern Condo * Quiet Back Unit * Marble Entry & Kitchen Floors * Granite Counters In Kit & Ba * Best For Under $200,000 * Move-in Cond

12. 1998-03-19
    historical 164-char remark

    Show marketing remark (164 chars)

    2 Bedroom/2 Bath Modern Condo * Quiet Back Unit * Marble Entry & Kitchen Floors * Granite Counters In Kit & Ba * Best For Under $200,000 * Move-in Cond

13. 1998-03-05
    listed $199,000 164-char remark

    Show marketing remark (164 chars)

    2 Bedroom/2 Bath Modern Condo * Quiet Back Unit * Marble Entry & Kitchen Floors * Granite Counters In Kit & Ba * Best For Under $200,000 * Move-in Cond

14. 1995-06-15
    soldstatus $2,100,000

ⓘ 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: $7,949 · $662/mo
• Projected year-2 tax: $7,949 · $662/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 7 d/yr ≥79°F today · 16 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: $52,021
• − Mortgage interest: −$35,010
• − Property taxes: −$7,949
• − Insurance: −$3,125
• − Repairs & maintenance: −$4,162
• − Management: −$4,162
• − HOA: −$3,720
• − Depreciation: −$18,182
• Taxable loss: −$24,288
• Est. tax savings @ 24.0%: +$5,829
• After-tax cash flow: $-7,199/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): 54,553
• Household income: $106,018
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5272.0

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 0.66)
• Race & ethnicity: White 50% Asian 27% Hispanic / Latino 13% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 31% · China, Canada, Vietnam
• Languages at home: 64% English-only · Chinese 10% Spanish 7% Other Asian/Pacific 4%

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: ▲ 5.02%
• Current HPI: 175.8886
• Rent YoY: ▲ 15.60%
• 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

-85.5% since first listed

9 events — show timeline

• 2001-10-25 Sold (Public Records) $304,000 Public Records
• 2001-10-15 Sold (MLS) $305,000 San Francisco MLS
• 2001-08-15 Delisted — San Francisco MLS
• 2001-05-02 Listed $319,500 San Francisco MLS
• 1998-04-21 Sold (Public Records) $217,000 Public Records
• 1998-04-17 Sold (MLS) $217,000 San Francisco MLS
• 1998-03-19 Delisted — San Francisco MLS
• 1998-03-05 Listed $199,000 San Francisco MLS
• 1995-06-15 Sold (Public Records) $2,100,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $7,949 · +3.0% YoY. Source: county tax records.