49 Auburn St #49 · San Francisco, CA 94133

$488,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 116 Days on market

Built 1914 Fair condition 1,894 sqft lot $610/sqft · 40% below area Est $807k · 40% under $890/mo HOA · 17% of rent

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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 +11.2/30.0
• Appreciation +8.2/10.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.0/5.0

Listing remarks MLS

Gorgeous Bay Bridge view from the front door! Updated top-floor 2BR/1BA unit in prime Nob Hill, near Chinatown, Russian Hill, and North Beach. Brand-new remodeled kitchen with quartz countertops, upgraded central heating, and wall-to-wall carpeting throughout. High ceiling. Lowest price in the building. Walk to Chinatown shopping, Financial District, restaurants, and public transportation. Ideal for owner use or investment.

Key facts

• Central heating
• Quartz countertops
• Remodeled kitchen

Tags

• BAY BRIDGE VIEW
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• CENTRAL HEATING
• WALL-TO-WALL CARPETING
• WALK TO CHINATOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $488k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $461k (5.5% below list).
• Meets the 1% rule at list price ($5k rent vs $488k).
• Recommended offer: $444k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+16.9%/yr); 61 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $5,160/mo this rent would consume 71% 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 $35k of equity ($3k loan paydown + $31k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($444k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $444,080 (9.0% 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 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 7.9

CMA / ARV

• ARV (median comp): $807,180
• List price: $488,000
• Delta: -39.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 Jones St #4	0.12mi	1/1.0 (-1)	804 (+0%)	11mo	$730,000	$908	80
1449 Hyde St #3	0.33mi	2/1.0	821 (+3%)	5mo	$760,000	$926	76
1449 Hyde St #5	0.33mi	2/1.0	821 (+3%)	6mo	$775,000	$944	75
1250 Vallejo St #2	0.32mi	2/1.0	782 (-2%)	11mo	$820,000	$1,049	72
1324 California St Unit A	0.37mi	2/1.0	809 (+1%)	12mo	$649,000	$802	71
1250 Vallejo St #8	0.32mi	2/1.0	854 (+7%)	10mo	$750,000	$878	65
1133-b Filbert St	0.41mi	1/1.0 (-1)	828 (+4%)	11mo	$480,000	$580	61
1250 Vallejo St #1	0.32mi	2/1.0	885 (+11%)	11mo	$815,000	$921	58
375 Green St	0.48mi	1/1.0 (-1)	745 (-7%)	6mo	$660,000	$886	56
585 Francisco St	0.60mi	2/1.0	881 (+10%)	2mo	$850,000	$965	53
1754 Larkin St #5	0.39mi	1/1.0 (-1)	715 (-11%)	8mo	$840,000	$1,175	53
1100 Leavenworth St #5	0.35mi	2/2.0	893 (+12%)	11mo	$790,000	$885	51

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: 17.7%
• Equity multiple: 2.24×
• Total profit: $169,809
• Equity at exit: $320,456

10-year hold

• IRR: 19.5%
• Equity multiple: 5.21×
• Total profit: $574,589
• Equity at exit: $593,320

Cash invested: $136,640 (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: 61
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $5,160 high
• Mortgage (P&I): −$2,559
• Tax est. 1.5%: −$610 /mo · $7,320/yr
• Insurance: −$203
• HOA: −$890
• Vacancy / Maint / Mgmt: −$1,084
• Net cashflow: $-186

Break-even live

Break-even rent $5,396

Max offer price $461,098

Occupancy floor 99%

Sensitivity live

Price	-10% $151	-5% $-17	+0% $-186	+5% $-355	+10% $-523
Rent	-10% $-594	-5% $-390	+0% $-186	+5% $18	+10% $222
Rate	-1.0pp $60	-0.5pp $-62	base $-186	+0.5pp $-312	+1.0pp $-441

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: $122,000
• Closing costs: $14,640
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Taylor St San Francisco, CA	1.0	1.0	554	$4,845	$8.75	26d	1	0.05mi
1212 Pacific Ave Unit 3 San Francisco, CA	3.0	2.0	1000	$5,100	$5.10	7d	1	0.13mi
1401 Jones St San Francisco, CA	1.0	1.0	550	$5,500	$10.00	9d	1	0.16mi
1224 Sacramento St Unit 1569483P San Francisco, CA	1.0	1.0	893	$7,512	$8.41	7d	1	0.23mi
1221 Jones St San Francisco, CA	1.0	1.0	650	$7,000	$10.77	14d	1	0.25mi
1808 Leavenworth St San Francisco, CA	3.0	1.0	1100	$6,475	$5.89	45d	1	0.25mi
959-961 Union St Unit 02 San Francisco, CA	1.0	1.0	650	$3,600	$5.54	5d	1	0.27mi
1450 Washington St Unit 1450-07 San Francisco, CA	2.0	1.0	818	$6,500	$7.95	12d	1	0.27mi
770 Filbert St Unit 3 San Francisco, CA	2.0	1.0	1050	$5,190	$4.94	45d	1	0.36mi
1557 Washington St San Francisco, CA	1.0	1.0	600	$3,795	$6.33	26d	1	0.36mi
903 Pine St San Francisco, CA	1.0	1.0	757	$4,495	$5.94	45d	1	0.39mi
1145 Pine St #21 San Francisco, CA	1.0	1.0	600	$3,100	$5.17	0d	1	0.42mi
1408 California St San Francisco, CA	2.0	2.0	830	$6,295	$7.58	0d	1	0.42mi
800 Bush St San Francisco, CA	2.0	1.0	1020	$4,650	$4.56	45d	1	0.43mi
1024 Bush St San Francisco, CA	3.0	2.5	900	$4,750	$5.28	45d	1	0.45mi
1501 Larkin St San Francisco, CA	2.0	1.0	1000	$4,200	$4.20	0d	1	0.45mi
2233 Larkin St San Francisco, CA	2.0	1.0	1100	$6,200	$5.64	4d	1	0.46mi
737 Bush St San Francisco, CA	1.0	1.0	750	$2,595	$3.46	16d	1	0.47mi
540 Stockton St Apt 8 San Francisco, CA	2.0	1.0	725	$5,370	$7.41	4d	1	0.47mi
1140 Greenwich St Unit 301 San Francisco, CA	1.0	1.0	1100	$3,500	$3.18	45d	1	0.48mi
845 Sutter St San Francisco, CA	1.0	1.0	700	$2,895	$4.14	16d	1	0.54mi
650 Chestnut St #104 San Francisco, CA	2.0	2.0	1080	$6,500	$6.02	9d	1	0.55mi
600 Chestnut St #301 San Francisco, CA	2.0	2.0	1098	$5,600	$5.10	45d	1	0.55mi
1142-1146 Montgomery St Unit 1142-A San Francisco, CA	1.0	1.0	709	$4,995	$7.05	26d	1	0.56mi
965 Sutter St San Francisco, CA	2.0	1.0–2.0	618	$3,755	$6.07	0d	1	0.57mi
71 Water St Unit 301 San Francisco, CA	2.0	1.0	763	$5,950	$7.80	45d	1	0.57mi
71 Water St Unit 101 San Francisco, CA	2.0	1.0	738	$5,850	$7.93	45d	1	0.57mi
71 Water St Unit 401 San Francisco, CA	2.0	1.0	763	$6,295	$8.25	45d	1	0.57mi
725 Leavenworth St Unit 5 San Francisco, CA	2.0	2.0	742	$4,600	$6.20	16d	1	0.58mi
737 Post St San Francisco, CA	2.0	1.0–2.0	515	$4,955	$9.61	0d	10	0.59mi
1080 Sutter St San Francisco, CA	2.0	1.0	750	$4,150	$5.53	45d	1	0.60mi
81 Frank Norris St San Francisco, CA	1.0	1.0	620	$1,700	$2.74	15d	1	0.61mi
1737 Jackson St Unit 304 San Francisco, CA	1.0	1.0	675	$4,995	$7.40	0d	1	0.62mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	748	$5,020	$6.71	0d	2	0.62mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	947	$5,195	$5.49	15d	1	0.62mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$12,225	$11.49	9d	2	0.62mi
2415 Van Ness Ave #502 San Francisco, CA	1.0	1.0	566	$3,500	$6.18	0d	1	0.63mi
33 Vandewater St #103 San Francisco, CA	2.0	2.0	950	$6,900	$7.26	20d	1	0.63mi
1472 Filbert St San Francisco, CA	2.0	1.0	941	$7,895	$8.39	13d	1	0.63mi
676 Geary St San Francisco, CA	1.0–2.0	1.0	616	$4,340	$7.04	3d	2	0.64mi

HOA detail

• Monthly dues: $890 · $10,680/yr

Listing history 2 events

1. 2026-05-31
   days on market $488,000 Active 116 DOM
2. 2026-02-04
   listed $488,000 Active 427-char remark

   Show marketing remark (427 chars)

   Gorgeous Bay Bridge view from the front door! Updated top-floor 2BR/1BA unit in prime Nob Hill, near Chinatown, Russian Hill, and North Beach. Brand-new remodeled kitchen with quartz countertops, upgraded central heating, and wall-to-wall carpeting throughout. High ceiling. Lowest price in the building. Walk to Chinatown shopping, Financial District, restaurants, and public transportation. Ideal for owner use or investment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $61,922
• − Mortgage interest: −$27,336
• − Property taxes: −$7,320
• − Insurance: −$2,440
• − Repairs & maintenance: −$4,954
• − Management: −$4,954
• − HOA: −$10,680
• − Depreciation: −$14,196
• Taxable loss: −$9,957
• Est. tax savings @ 24.0%: +$2,390
• After-tax cash flow: $159/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 · 1 photo

Fair 40/100 Moderate rehab

A well-maintained, updated 2BR/1BA unit with a prime location and Bay Bridge view. Moderate rehab level with good condition and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and property value
• Rental Clean windows — Improves natural light and air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and property value ↑
• Rental Clean windows — Improves natural light and air circulation ↑

ⓘ 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

1 event — show timeline

• 2026-02-04 Listed $488,000 San Francisco MLS