🏗️ New Construction
395 6th St #301 · San Francisco, CA
Flood risk 5/10 · Moderate
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.24%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $659 – $1,223
Heat risk 3/10 · Minor
- Hot days now (above 79°F)
- 8 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 8/10 · Major
- Unhealthy air days now
- 15 days/yr
- Unhealthy air days in 30 yrs
- 15 days/yr
Risk factors via First Street. Map © Google.
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 +7.5/15.0
- Appreciation +7.4/10.0
- Rent growth +5.0/5.0
- Schools +5.0/10.0
- Condition / age +4.8/5.0
- Livability +3.8/5.0
- Cash flow +3.6/30.0
- 1% rule +1.0/10.0
- DSCR +0.0/10.0
$470,707
395 6th St #301 · San Francisco, CA 94107
2 bd · 2.0 ba · 765 sqft · Condo
· 98 Days on market
$583/mo HOA · 13% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Below Market Rate (BMR) ownership homes at 395 6th Street RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This two-bedroom is located along a quiet residential street, offering a heightened sense of tranquility. The spacious primary bedroom is complemented by a secondary bedroom that works seamlessly for guests, flexible use, or a dedicated home office. A well-balanced layout supports both privacy and adaptability. Paired with an attended lobby and a rooftop terrace above the city, creating a home designed for how San Francisco lives today.
Key facts
- $583 HOA
- Listed 97 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $470,707 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $758,667.
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $471k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
- To cash-flow at today's rent, offer at most $433k (8.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $453k (3.8% below list).
- Recommended offer: $428k (9.0% below list) — sets the bar for market timing.
- Cap rate 2.7% vs local median 2.1% in San Francisco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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 (+18.9%/yr); 333 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); 58% 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).
Forward outlook
- In year one you build about $42k of equity ($5k loan paydown + $36k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 98 days — a 9% lower offer ($428k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$428,343
(9.0% below list)
Questions for the listing agent
- 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?
- It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.60% ✗
- Cap rate
- 2.74%
- Cash-on-cash
- -12.71%
- DSCR
- 0.43
- GRM
- 14.0
CMA / ARV
- ARV (median comp)
- $758,667
- List price
- $470,707
- Delta
- -37.96%
- 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 |
|---|---|---|---|---|---|---|---|
| 988 Harrison St #805 | 0.00mi | 2/2.0 | 819 (+7%) | 0mo | $949,000 | $1,159 | 88 |
| 666 Post St #1404 | 0.87mi | 1/1.0 (-1) | 775 (+1%) | 0mo | $488,000 | $630 | 54 |
| 135 Valencia St Unit A201 | 1.09mi | 2/1.5 | 810 (+6%) | 0mo | $675,000 | $833 | 53 |
| 1148 Eddy St Unit D | 1.28mi | 2/2.0 | 828 (+8%) | 0mo | $820,000 | $990 | 51 |
| 300 Berry St #1204 | 0.50mi | 1/1.0 (-1) | 851 (+11%) | 0mo | $910,000 | $1,069 | 49 |
| 35 Lottie Bennett Ln #4 | 1.43mi | 2/1.0 | 850 (+11%) | 0mo | $430,000 | $506 | 42 |
| 1688 Pine St Unit W201 | 1.33mi | 2/2.0 | 930 (+22%) | 0mo | $402,999 | $433 | 40 |
| 355 1st St Unit S1801 | 0.87mi | 1/1.0 (-1) | 683 (-11%) | 0mo | $888,000 | $1,300 | 38 |
| 1515 15th St #210 | 1.07mi | 2/1.0 | 943 (+23%) | 0mo | $840,000 | $891 | 36 |
| 832 Sutter St Apt 503 | 0.95mi | 1/1.0 (-1) | 598 (-22%) | 0mo | $565,000 | — | 31 |
| 1919 20th St #2 | 1.25mi | 1/1.0 (-1) | 650 (-15%) | 0mo | $595,000 | $915 | 31 |
| 1354 Natoma St | 1.05mi | 1/1.0 (-1) | 645 (-16%) | 0mo | $1,050,000 | $1,628 | 31 |
Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.
Projected returns pro-forma
4.81% appreciation · 8.0% rent growth · sell at horizon
5-year hold
- IRR
- 3.4%
- Equity multiple
- 1.22×
- Total profit
- $47,725
- Equity at exit
- $421,166
10-year hold
- IRR
- 8.0%
- Equity multiple
- 2.56×
- Total profit
- $330,469
- Equity at exit
- $719,733
Cash invested: $212,427 (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.
Active competition Active MLS
- For sale now
- 3 active · 27 under contract
- Median asking
- $788,000 ($908/sqft)
- Median days on market
- 29 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +9.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 94107
- Home prices YoY
- 2.6%
- Rents YoY
- 18.9%
- Active inventory
- 333
- Price-to-rent
- 8.7×
Monthly cashflow live
↻
- Estimated rent
- $4,528 high interval (Pro) →
- Mortgage (P&I)
- −$3,979
- Tax est. 1.5%
- −$948 /mo · $11,380/yr
- Insurance
- −$316
- HOA
- −$583
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$951
- Net cashflow
- $-2,249
Break-even live
Break-even rent
$7,375
Max offer price
$433,198
Occupancy floor
—
Sensitivity live
| Price | -10% $-1,725 | -5% $-1,987 | +0% $-2,249 | +5% $-2,511 | +10% $-2,774 |
|---|---|---|---|---|---|
| Rent | -10% $-2,607 | -5% $-2,428 | +0% $-2,249 | +5% $-2,070 | +10% $-1,892 |
| Rate | -1.0pp $-1,867 | -0.5pp $-2,056 | base $-2,249 | +0.5pp $-2,446 | +1.0pp $-2,646 |
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
- $189,667
- Closing costs
- $22,760
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 271 Clara St Unit 1A San Francisco, CA | 2.0 | 1.5 | 1000 | $5,499 | $5.50 | 151d | 1 | 0.01mi |
| 272 Clara St #455 San Francisco, CA | 1.0 | 2.0 | 1050 | $4,650 | $4.43 | 2d | 1 | 0.02mi |
| 363 6th St San Francisco, CA | 3.0 | 1.0–2.0 | 677 | $4,893 | $7.22 | 10d | 2 | 0.03mi |
| 950 Harrison St #117 San Francisco, CA | 1.0 | 1.0 | 834 | $3,500 | $4.20 | 103d | 1 | 0.05mi |
| 155 Harriet St #1 San Francisco, CA | 2.0 | 1.5 | 920 | $3,595 | $3.91 | 184d | 1 | 0.07mi |
| 923 Folsom St San Francisco, CA | 2.0 | 1.0–2.0 | 913 | $6,812 | $7.46 | 85d | 3 | 0.11mi |
| 923 Folsom St San Francisco, CA | 2.0 | 2.0 | 836 | $5,498 | $6.58 | 0d | 1 | 0.11mi |
| 469 Clementina St #3 San Francisco, CA | 1.0 | 1.0 | 622 | $1,928 | $3.10 | 19d | 1 | 0.12mi |
| 900 Folsom St San Francisco, CA | 2.0 | 1.0–2.0 | 831 | $5,716 | $6.88 | 0d | 24 | 0.14mi |
| 84 Harriet St Unit A San Francisco, CA | 2.0 | 1.0 | 718 | $3,425 | $4.77 | 63d | 1 | 0.14mi |
| 84 Harriet St Unit A San Francisco, CA | 1.0 | 1.0 | 718 | $3,295 | $4.59 | 161d | 1 | 0.14mi |
| 400 Clementina St #332 San Francisco, CA | 2.0 | 2.0 | 829 | $6,780 | $8.18 | 0d | 1 | 0.18mi |
| 520 6th St San Francisco, CA | 1.0 | 1.5 | 1012 | $5,000 | $4.94 | 94d | 1 | 0.19mi |
| 23 Boardman Pl Unit LTBP23F San Francisco, CA | 3.0 | 1.0 | 1050 | $4,700 | $4.48 | 184d | 1 | 0.22mi |
| 18 Boardman Pl Unit 20 San Francisco, CA | 2.0 | 2.0 | 1075 | $5,195 | $4.83 | 13d | 1 | 0.22mi |
| 855 Folsom St Unit L-112 San Francisco, CA | 1.0 | 1.5 | 885 | $5,000 | $5.65 | 10d | 1 | 0.23mi |
| 906 Howard St Unit 302 San Francisco, CA | 2.0 | 1.0 | 584 | $3,595 | $6.16 | 87d | 1 | 0.25mi |
| 108 Langton St Apt B San Francisco, CA | 1.0 | 2.0 | 755 | $3,750 | $4.97 | 51d | 1 | 0.27mi |
| 821 Folsom St #309 San Francisco, CA | 1.0 | 1.0 | 717 | $3,995 | $5.57 | 7d | 1 | 0.27mi |
| 821 Folsom St #217 San Francisco, CA | 1.0 | 1.0 | 662 | $4,000 | $6.04 | 88d | 1 | 0.27mi |
| 230 7th St #405 San Francisco, CA | 1.0 | 1.0 | 709 | $4,850 | $6.84 | 63d | 1 | 0.28mi |
| 911 Bryant St San Francisco, CA | 1.0 | 1.0 | 625 | $4,050 | $6.48 | 28d | 1 | 0.28mi |
| 911 Bryant St San Francisco, CA | 2.0 | 1.5 | 893 | $5,995 | $6.71 | 88d | 1 | 0.28mi |
| 911 Bryant St San Francisco, CA | 1.0 | 1.0 | 625 | $4,200 | $6.72 | 55d | 1 | 0.28mi |
| 673 Brannan St San Francisco, CA | 1.0–2.0 | 1.0–2.0 | 1090 | $6,726 | $6.17 | 10d | 3 | 0.29mi |
| 434 Minna St San Francisco, CA | 1.0–2.0 | 1.0–2.0 | 853 | $6,536 | $7.66 | 1d | 4 | 0.30mi |
| 99 Rausch St San Francisco, CA | 1.0 | 1.0 | 623 | $1,792 | $2.88 | 63d | 1 | 0.30mi |
| 99 Rausch St San Francisco, CA | 1.0 | 1.0 | 655 | $4,250 | $6.49 | 165d | 1 | 0.30mi |
| 99 Rausch St #415 San Francisco, CA | 1.0 | 1.0 | 611 | $3,625 | $5.93 | 38d | 1 | 0.31mi |
| 569 Minna St San Francisco, CA | 2.0 | 2.0 | 853 | $4,495 | $5.27 | 23d | 1 | 0.31mi |
| 569 Minna St San Francisco, CA | 2.0 | 2.0 | 811 | $4,495 | $5.54 | 41d | 1 | 0.31mi |
| 571 Minna St San Francisco, CA | 2.0 | 2.0 | 811 | $4,695 | $5.79 | 10d | 1 | 0.32mi |
| 571 Minna St San Francisco, CA | 2.0 | 2.0 | 853 | $4,495 | $5.27 | 3d | 1 | 0.32mi |
| 571 Minna St San Francisco, CA | 2.0 | 2.0 | 832 | $4,395 | $5.28 | 38d | 1 | 0.32mi |
| 571a Minna St San Francisco, CA | 2.0 | 2.0 | 859 | $4,595 | $5.35 | 41d | 1 | 0.32mi |
| 571b Minna St San Francisco, CA | 2.0 | 2.0 | 807 | $5,545 | $6.87 | 88d | 1 | 0.32mi |
| 788 Harrison St San Francisco, CA | 2.0 | 1.0–2.0 | 728 | $5,907 | $8.11 | 0d | 10 | 0.32mi |
| 603 Natoma St Apt 406 San Francisco, CA | 1.0 | 1.0 | 556 | $2,950 | $5.31 | 184d | 1 | 0.34mi |
| 60 Rausch St San Francisco, CA | 1.0 | 1.0 | 767 | $4,300 | $5.61 | 146d | 1 | 0.34mi |
| 975 Bryant St San Francisco, CA | 2.0 | 1.0–2.0 | 668 | $6,459 | $9.67 | 0d | 8 | 0.35mi |
Property features AI
Finance
- HOA & community
- Monthly HOA fee of $583Community amenities include barbecue and roof deckCommunity of 90 unitsPets allowed: cats and dogs
Exterior
- Home design
- Contemporary / Modern/High Tech styleResidential condominiumNew constructionAttached property
- Construction
- Concrete foundationNew construction
- Exterior features
- Entry at ground level
Interior
- Kitchen
- DishwasherGarbage disposalFree-standing gas range
- Bedrooms
- 2 bedrooms
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Heat pump (heating and cooling)
- Interior features
- Heat pump for heating and coolingWasher/dryer stacked (installed)Hookups only for laundry
- Laundry & utility
- Stacked washer/dryerLaundry hookups available
HOA detail $583/mo · $6,996/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 38 events
-
2026-07-16days on market $470,707 Active 98 DOM
-
2026-07-15days on market $470,707 Active 97 DOM
-
2026-07-14days on market $470,707 Active 96 DOM
-
2026-07-13days on market $470,707 Active 95 DOM
-
2026-07-13days on market $470,707 Active 94 DOM
-
2026-07-11days on market $470,707 Active 93 DOM
-
2026-07-10days on market $470,707 Active 92 DOM
-
2026-07-09days on market $470,707 Active 91 DOM
-
2026-07-07days on market $470,707 Active 89 DOM
-
2026-07-06days on market $470,707 Active 88 DOM
-
2026-07-06days on market $470,707 Active 87 DOM
-
2026-07-05days on market $470,707 Active 86 DOM
-
2026-07-03days on market $470,707 Active 85 DOM
-
2026-07-02days on market $470,707 Active 84 DOM
-
2026-07-01days on market $470,707 Active 83 DOM
-
2026-06-30days on market $470,707 Active 82 DOM
-
2026-06-29days on market $470,707 Active 81 DOM
-
2026-06-28days on market $470,707 Active 80 DOM
-
2026-06-27days on market $470,707 Active 79 DOM
-
2026-06-26days on market $470,707 Active 78 DOM
-
2026-06-24days on market $470,707 Active 76 DOM
-
2026-06-22days on market $470,707 Active 74 DOM
-
2026-06-21days on market $470,707 Active 73 DOM
-
2026-06-18days on market $470,707 Active 70 DOM
-
2026-06-17days on market $470,707 Active 69 DOM
-
2026-06-16days on market $470,707 Active 68 DOM
-
2026-06-15days on market $470,707 Active 67 DOM
-
2026-06-13days on market $470,707 Active 65 DOM
-
2026-06-13days on market $470,707 Active 64 DOM
-
2026-06-09days on market $470,707 Active 61 DOM
-
2026-06-08days on market $470,707 Active 60 DOM
-
2026-06-07days on market $470,707 Active 59 DOM
-
2026-06-04days on market $470,707 Active 56 DOM
-
2026-06-03days on market $470,707 Active 55 DOM
-
2026-06-02days on market $470,707 Active 54 DOM
-
2026-06-01days on market $470,707 Active 53 DOM
-
2026-05-31days on market $470,707 Active 52 DOM
-
2026-04-08$470,707 Active 1637-char remark
ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $54,330
- − Mortgage interest
- −$42,497
- − Property taxes
- −$11,380
- − Insurance
- −$3,793
- − Repairs & maintenance
- −$4,346
- − Management
- −$4,346
- − HOA
- −$6,996
- − Depreciation
- −$22,070
- Taxable loss
- −$41,099
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$9,864
- After-tax cash flow
- $-17,127/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 · 7 photos
95/100
None rehab
This modern, move-in-ready two-bedroom condo is located in a newly built, design-forward residential community. The spacious layout, modern kitchen, and clean interior make it an excellent investment opportunity.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
- Both Add a smart home system — Improves convenience and energy efficiency, appealing to tech-savvy buyers and renters. ↑
- Both Install smart locks — Enhances security and convenience for both buyers and renters. ↑
- Both Add a smart thermostat — Improves energy efficiency and comfort for both buyers and renters. ↑
- Both Add a smart light system — Enhances convenience and energy efficiency for both buyers and renters. ↑
Zoned Schools
Elementary
Webster (Daniel) Elementary
Middle
Brown Jr. (Willie L) 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)
- 31,823
- Household income
- $182,897
- Rent vs Own
- Severe rent burden
- 10% of renters
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 0.68)
- Race & ethnicity
- White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
- Hispanic origin (detail)
- Mexican 4%
- Languages at home
- 59% English-only · Chinese 12% Spanish 9% Other Indo-European 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
- ▲ 4.81%
- Current HPI
- 192.3569
- Rent YoY
- ▲ 18.89%
- 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 |
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| Financial Services | 3 | $174B |
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| Retail | 3 | $44B |
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| Insurance | 3 | $26B |
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| Media / Entertainment | 2 | $115B |
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| Pharmaceuticals / Biotech | 2 | $62B |
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Price history
1 event — show timeline
- 2026-04-08 Listed $470,707 San Francisco MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…