2 Mint Plz #207 · San Francisco, CA 94103

$414,940

1 bd · 1.0 ba · 671 sqft · Condo · 406 Days on market

Built 1926 Good condition $618/sqft · 30% below area Est $597k · 30% under $946/mo HOA · 28% 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 +15.0/15.0
• Appreciation +7.5/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Cash flow +4.3/30.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Required MLS Language under Marketing Remarks'' Section 1-bedroom Below Market Rate (BMR) housing opportunity available at 90% Area Median Income (AMI). Maximum income for 1 person = $98,200; 2 = $112,250; 3 = $126,250, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on 10/01/2025 at 8:00 AM PST. Please visit https://housing. sfgov.org/listings/a0W7y0000076lMnEAI to view the listing and for application & program info. By Appointment only. Fair housing opportunity. Mint Collection offers stunning modern Live/Work dwellings with historic architectural detailing in one of SF's most desirable locations, Mint Plaza. Unit #207 has a private north-west outlook, 11'6'' ceilings, AC, and glossy concrete flooring. Custom kitchen features integrated cabinetry, granite counter tops, dishwasher, and combo W/ D. Stunning modern dwelling with historic architectural detailing in one of San Francisco's most desirable locations. Building amenities include 24hr security, bike parking, fitness center, roof deck w/ BBQ, & dog run.

Key facts

• Combo w d
• 11'6'' ceilings
• Integrated cabinetry

Tags

• PRIVATE NORTH-WEST OUTLOOK
• 11'6'' CEILINGS
• GLOSSY CONCRETE FLOORING
• INTEGRATED CABINETRY
• GRANITE COUNTER TOPS
• COMBO W D

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $343k (17.4% below list).
• Recommended offer: $255k (38.5% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 2.2% 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 (+15.5%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 35% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($3k loan paydown + $21k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,014 (38.5% 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 406 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
11. 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.
12. 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.
13. 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: 0.83% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.42%
• DSCR: 0.49
• GRM: 10.1

CMA / ARV

• ARV (median comp): $596,788
• List price: $414,940
• Delta: -30.47%
• 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
400 Beale St #1702	0.95mi	1/1.0	675 (+1%)	0mo	$650,000	$963	64
601 Van Ness Ave #212	0.73mi	1/1.0	706 (+5%)	0mo	$475,000	$673	57
1818 Broadway St #201	1.38mi	1/1.0	625 (-7%)	0mo	$770,000	$1,232	54
735 Geary St #104	0.48mi	1/1.0	812 (+21%)	0mo	$554,000	$682	53
333 Grant Ave #703	0.50mi	1/1.5	834 (+24%)	0mo	$950,000	$1,139	50
301 Mission St Unit 12D	0.80mi	1/1.0	751 (+12%)	0mo	$585,000	$779	45
1 Daniel Burnham Ct #303	0.86mi	1/1.5	745 (+11%)	0mo	$655,000	$879	44
1080 Sutter St #703	0.67mi	2/1.0 (+1)	750 (+12%)	0mo	$665,000	$887	44
451 Kansas St #509	1.34mi	1/1.0	791 (+18%)	0mo	$920,000	$1,163	40
301 Mission St Unit 24C	0.80mi	1/1.0	833 (+24%)	0mo	$720,000	$864	40
1840 Washington St #403	1.12mi	1/1.0	837 (+25%)	0mo	$1,100,000	$1,314	40
425 1st St #1107	0.88mi	1/1.0	819 (+22%)	0mo	$1,085,000	$1,325	40

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

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.37×
• Total profit: $43,109
• Equity at exit: $234,196

10-year hold

• IRR: 10.2%
• Equity multiple: 3.03×
• Total profit: $236,358
• Equity at exit: $403,412

Cash invested: $116,183 (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 →

Active competition Active MLS

• For sale now: 5 active · 28 under contract
• Median asking: $655,000 ($926/sqft)
• Median days on market: 74 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -4.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94103

• Home prices YoY: 2.9%
• Rents YoY: 15.5%
• Active inventory: 170
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,428 high
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,224/yr
• Insurance: −$173
• HOA: −$946
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $-1,105

Break-even live

Break-even rent $4,827

Max offer price $255,014

Occupancy floor —

Sensitivity live

Price	-10% $-818	-5% $-962	+0% $-1,105	+5% $-1,249	+10% $-1,392
Rent	-10% $-1,376	-5% $-1,241	+0% $-1,105	+5% $-970	+10% $-834
Rate	-1.0pp $-896	-0.5pp $-1,000	base $-1,105	+0.5pp $-1,213	+1.0pp $-1,322

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: $103,735
• Closing costs: $12,448
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
960 Market St San Francisco, CA	1.0	1.0	613	$3,995	$6.52	60d	1	0.08mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$5,485	$7.62	0d	10	0.11mi
529 Stevenson St San Francisco, CA	1.0	1.0	607	$2,895	$4.77	24d	2	0.18mi
906 Howard St Unit 302 San Francisco, CA	2.0	1.0	584	$3,595	$6.16	42d	1	0.18mi
550 Jessie St San Francisco, CA	1.0	1.0	625	$2,895	$4.63	42d	1	0.18mi
550 Jessie St San Francisco, CA	1.0	1.0	646	$2,895	$4.48	49d	1	0.18mi
550 Jessie St San Francisco, CA	1.0	1.0	595	$2,995	$5.03	4d	1	0.18mi
1028 Market St San Francisco, CA	2.0	1.0–2.0	691	$4,110	$5.94	0d	7	0.19mi
570 Jessie St San Francisco, CA	—	1.0	430	$2,595	$6.03	7d	1	0.20mi
50 Jones St San Francisco, CA	2.0	1.0–2.0	649	$4,666	$7.18	0d	11	0.24mi
1075 Market St #603 San Francisco, CA	—	1.0	445	$3,300	$7.42	103d	1	0.25mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	120d	2	0.25mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	116d	1	0.26mi
400 Clementina St #332 San Francisco, CA	1.0–2.0	1.0–2.0	730	$3,830	$5.24	10d	2	0.26mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	802	$4,838	$6.03	0d	32	0.30mi
424 Jones St San Francisco, CA	1.0	1.0	356	$2,495	$7.00	6d	2	0.30mi
424 Jones St San Francisco, CA	1.0	1.0	400	$1,995	$4.99	88d	1	0.30mi
285 Turk St Apt 507 San Francisco, CA	1.0	1.0	462	$1,795	$3.89	139d	1	0.32mi
923 Folsom St San Francisco, CA	1.0–2.0	1.0–2.0	789	$3,491	$4.42	3d	7	0.32mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	116d	1	0.34mi
84 Harriet St Unit A San Francisco, CA	2.0	1.0	718	$3,425	$4.77	18d	1	0.34mi
346 Leavenworth St San Francisco, CA	—	1.0	366	$2,160	$5.90	6d	1	0.35mi
545 Ofarrell St San Francisco, CA	—	1.0	400	$2,000	$5.00	43d	1	0.35mi
520 Taylor St San Francisco, CA	—	1.0	400	$2,495	$6.24	37d	1	0.36mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	139d	1	0.36mi
565 Geary St San Francisco, CA	1.0	1.0	502	$2,850	$5.68	10d	2	0.36mi
829 Folsom St #408 San Francisco, CA	—	1.0	495	$2,860	$5.78	110d	1	0.36mi
555 Ofarrell St San Francisco, CA	2.0	1.0	394	$2,170	$5.51	85d	1	0.36mi
555 Ofarrell St San Francisco, CA	—	1.0	350	$1,895	$5.41	60d	1	0.36mi
535 Taylor St San Francisco, CA	1.0	1.0	706	$4,295	$6.08	32d	1	0.37mi
626 Natoma St San Francisco, CA	1.0	1.0	650	$3,175	$4.88	49d	1	0.38mi
821 Folsom St #217 San Francisco, CA	1.0	1.0	662	$4,000	$6.04	43d	1	0.38mi
230 7th St #405 San Francisco, CA	1.0	1.0	709	$4,850	$6.84	18d	1	0.38mi
363 6th St San Francisco, CA	—	1.0	390	$2,860	$7.33	18d	1	0.40mi
620 Jones St San Francisco, CA	—	1.0	400	$1,650	$4.12	43d	1	0.40mi
540 Leavenworth St San Francisco, CA	1.0	1.0	366	$3,520	$9.60	3d	2	0.41mi
1188 Mission St San Francisco, CA	1.0	1.0	569	$3,986	$7.00	0d	14	0.41mi
33 8th St San Francisco, CA	2.0	1.0	559	$4,796	$8.58	0d	13	0.41mi
536 Leavenworth St San Francisco, CA	—	1.0	430	$2,295	$5.34	56d	2	0.42mi
536 Leavenworth St San Francisco, CA	—	1.0	445	$1,995	$4.48	139d	1	0.42mi

HOA detail $946/mo · $11,352/yr condo

• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $414,940 Active 406 DOM
2. 2026-09-22
   days on market $414,940 Active 405 DOM
3. 2026-09-21
   days on market $414,940 Active 404 DOM
4. 2026-09-20
   days on market $414,940 Active 403 DOM
5. 2026-09-19
   days on market $414,940 Active 402 DOM
6. 2026-09-18
   days on market $414,940 Active 401 DOM
7. 2026-09-17
   days on market $414,940 Active 400 DOM
8. 2026-09-16
   days on market $414,940 Active 399 DOM
9. 2026-09-15
   days on market $414,940 Active 398 DOM
10. 2026-09-14
    days on market $414,940 Active 397 DOM
11. 2026-09-13
    days on market $414,940 Active 396 DOM
12. 2026-09-12
    days on market $414,940 Active 395 DOM
13. 2026-09-11
    days on market $414,940 Active 394 DOM
14. 2026-09-05
    days on market $414,940 Active 388 DOM
15. 2026-09-04
    days on market $414,940 Active 387 DOM
16. 2026-09-03
    days on market $414,940 Active 386 DOM
17. 2026-08-31
    days on market $414,940 Active 383 DOM
18. 2026-08-30
    days on market $414,940 Active 382 DOM
19. 2026-08-29
    days on market $414,940 Active 381 DOM
20. 2026-08-28
    days on market $414,940 Active 380 DOM
21. 2026-08-27
    days on market $414,940 Active 379 DOM
22. 2026-08-26
    days on market $414,940 Active 378 DOM
23. 2026-08-25
    days on market $414,940 Active 377 DOM
24. 2026-08-24
    days on market $414,940 Active 376 DOM
25. 2026-08-23
    days on market $414,940 Active 375 DOM
26. 2026-08-22
    days on market $414,940 Active 374 DOM
27. 2026-08-21
    days on market $414,940 Active 373 DOM
28. 2026-08-20
    days on market $414,940 Active 372 DOM
29. 2026-08-19
    days on market $414,940 Active 371 DOM
30. 2026-08-18
    days on market $414,940 Active 370 DOM
31. 2026-08-17
    days on market $414,940 Active 369 DOM
32. 2026-08-16
    days on market $414,940 Active 368 DOM
33. 2026-08-15
    days on market $414,940 Active 367 DOM
34. 2026-08-14
    days on market $414,940 Active 366 DOM
35. 2026-08-13
    days on market $414,940 Active 365 DOM
36. 2026-08-12
    days on market $414,940 Active 364 DOM
37. 2026-08-11
    days on market $414,940 Active 363 DOM
38. 2026-08-10
    days on market $414,940 Active 362 DOM
39. 2026-08-09
    days on market $414,940 Active 361 DOM
40. 2026-08-08
    days on market $414,940 Active 360 DOM
41. 2026-08-06
    days on market $414,940 Active 358 DOM
42. 2026-08-05
    days on market $414,940 Active 357 DOM
43. 2026-08-04
    days on market $414,940 Active 356 DOM
44. 2026-08-03
    days on market $414,940 Active 355 DOM
45. 2026-07-31
    days on market $414,940 Active 352 DOM
46. 2026-07-30
    days on market $414,940 Active 351 DOM
47. 2026-07-30
    days on market $414,940 Active 350 DOM
48. 2026-07-28
    days on market $414,940 Active 349 DOM
49. 2026-07-26
    days on market $414,940 Active 347 DOM
50. 2026-07-24
    days on market $414,940 Active 345 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $41,139
• − Mortgage interest: −$23,243
• − Property taxes: −$6,224
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,291
• − Management: −$3,291
• − HOA: −$11,352
• − Depreciation: −$12,071
• Taxable loss: −$20,408
• Est. tax savings @ 24.0%: +$4,898
• After-tax cash flow: $-8,365/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $3,355–$10,065 screening

This well-maintained, modern condo is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint — refreshes interior and exterior ↑
• Both HVAC maintenance — improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Webster (Daniel) Elementary Middle Denman (James) Middle High S.f. International High

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

B Composite livability gradescore 76/100

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 · 1,030,936 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: 8% of renters

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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%

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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%

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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

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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

• 2025-08-13 Listed $414,940 San Francisco MLS