395 6th St #301 · San Francisco, CA 94107

$470,707

2 bd · 2.0 ba · 765 sqft · Condo · 98 Days on market

Excellent condition $583/mo HOA · 12% 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 +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
• Cash flow +4.4/30.0
• Livability +3.8/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

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

🏗️ New construction. The $470,707 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $760,045.

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 $-2k ($-24k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $471k).
• Recommended offer: $428k (9.0% below list) — sets the bar for market timing.
• 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 (+18.9%/yr); 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 32% of the median local income ($183k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($5k loan paydown + $37k 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

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 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.64% ✗
• Cap rate: 3.14%
• Cash-on-cash: -11.26%
• DSCR: 0.50
• GRM: 13.0

CMA / ARV

• ARV (median comp): $760,045
• List price: $470,707
• Delta: -38.07%
• 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
165 Russ St	0.17mi	1/1.0 (-1)	867 (+13%)	0mo	$774,000	$893	60
881 Vallejo St Unit A	1.48mi	2/1.0	760 (-1%)	0mo	$590,000	$776	60
1 Daniel Burnham Ct #1414	1.20mi	1/1.0 (-1)	750 (-2%)	0mo	$615,000	$820	53
1201 Sutter St #408	1.13mi	2/2.0	823 (+8%)	0mo	$1,250,000	$1,519	52
74 New Montgomery St #412	0.71mi	1/1.0 (-1)	832 (+9%)	0mo	$835,000	$1,004	43
1300 22nd St #413	1.46mi	2/2.0	952 (+24%)	0mo	$1,288,000	$1,353	40
900 Bush St #608	0.98mi	1/1.0 (-1)	687 (-10%)	0mo	$480,000	$699	39
250 King St #1004	0.60mi	1/1.0 (-1)	587 (-23%)	0mo	$499,000	$850	38
266 Clinton Park	1.33mi	2/1.0	936 (+22%)	0mo	$850,000	$908	36
601 Van Ness Ave Unit 929.	0.96mi	1/1.0 (-1)	672 (-12%)	0mo	$435,000	$647	36
1400 Mission St #1303	0.69mi	1/1.0 (-1)	655 (-14%)	0mo	$361,310	$552	34
318 Main St Unit 8C	1.04mi	1/1.5 (-1)	883 (+15%)	0mo	$1,125,000	$1,274	33

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: 4.7%
• Equity multiple: 1.31×
• Total profit: $65,911
• Equity at exit: $421,931

10-year hold

• IRR: 9.1%
• Equity multiple: 2.77×
• Total profit: $375,740
• Equity at exit: $721,040

Cash invested: $212,813 (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: 4 active · 27 under contract
• Median asking: $731,500 ($972/sqft)
• Median days on market: 44 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.2% 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: 193
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,860 high
• Mortgage (P&I): −$3,986
• Tax est. 1.5%: −$950 /mo · $11,401/yr
• Insurance: −$317
• HOA: −$583
• Vacancy / Maint / Mgmt: −$1,021
• Net cashflow: $-1,996

Break-even live

Break-even rent $7,387

Max offer price $471,203

Occupancy floor —

Sensitivity live

Price	-10% $-1,471	-5% $-1,733	+0% $-1,996	+5% $-2,259	+10% $-2,521
Rent	-10% $-2,380	-5% $-2,188	+0% $-1,996	+5% $-1,804	+10% $-1,612
Rate	-1.0pp $-1,613	-0.5pp $-1,803	base $-1,996	+0.5pp $-2,193	+1.0pp $-2,393

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: $190,011
• Closing costs: $22,801
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	60d	1	0.01mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	69d	1	0.02mi
950 Harrison St #117 San Francisco, CA	1.0	1.0	834	$3,500	$4.20	11d	1	0.05mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	93d	1	0.07mi
923 Folsom St San Francisco, CA	2.0	1.0–2.0	913	$6,704	$7.34	2d	2	0.11mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	715	$6,425	$8.98	2d	15	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	69d	1	0.14mi
400 Clementina St #332 San Francisco, CA	1.0–2.0	1.0–2.0	757	$5,120	$6.76	7d	2	0.18mi
520 6th St San Francisco, CA	1.0	1.5	1012	$5,000	$4.94	2d	1	0.19mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	93d	1	0.22mi
855 Folsom St Unit L-112 San Francisco, CA	1.0	1.5	885	$5,500	$6.21	2d	1	0.23mi
673 Brannan St San Francisco, CA	1.0–2.0	1.0–2.0	985	$6,469	$6.56	2d	3	0.29mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,836	$9.50	2d	23	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	73d	1	0.30mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	93d	1	0.34mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	54d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$7,021	$10.07	2d	7	0.35mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	93d	1	0.36mi
626 Natoma St San Francisco, CA	1.0	1.0	650	$3,175	$4.88	2d	1	0.37mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	93d	2	0.38mi
550 Jessie St San Francisco, CA	1.0	1.0	646	$2,895	$4.48	2d	1	0.39mi
570 Jessie St San Francisco, CA	1.0	1.0	595	$2,895	$4.87	32d	1	0.40mi
529 Stevenson St San Francisco, CA	1.0	1.0	606	$2,945	$4.86	2d	2	0.40mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	2d	1	0.40mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	793	$9,080	$11.44	2d	25	0.41mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	93d	1	0.41mi
555 4th St #933 San Francisco, CA	1.0	1.0	862	$5,700	$6.61	21d	1	0.41mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	54d	1	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$6,265	$6.54	2d	7	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.0	856	$6,854	$8.01	2d	34	0.43mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$7,110	$6.55	2d	1	0.44mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	67d	1	0.44mi
1075 Market St San Francisco, CA	1.0	2.0	963	$1,590	$1.65	34d	1	0.45mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	73d	2	0.46mi
1075 Market St San Francisco, CA	2.0	2.0	898	$5,175	$5.76	7d	1	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$3,995	$6.52	13d	1	0.46mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	69d	1	0.47mi
1160 Mission St San Francisco, CA	1.0	1.0	760	$4,195	$5.52	2d	1	0.47mi
1028 Market St San Francisco, CA	2.0	1.0–2.0	675	$6,054	$8.96	2d	9	0.48mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$6,982	$8.29	2d	7	0.50mi

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

1. 2026-07-16
   days on market $470,707 Active 98 DOM
2. 2026-07-15
   days on market $470,707 Active 97 DOM
3. 2026-07-14
   days on market $470,707 Active 96 DOM
4. 2026-07-13
   days on market $470,707 Active 95 DOM
5. 2026-07-13
   days on market $470,707 Active 94 DOM
6. 2026-07-11
   days on market $470,707 Active 93 DOM
7. 2026-07-10
   days on market $470,707 Active 92 DOM
8. 2026-07-09
   days on market $470,707 Active 91 DOM
9. 2026-07-07
   days on market $470,707 Active 89 DOM
10. 2026-07-06
    days on market $470,707 Active 88 DOM
11. 2026-07-06
    days on market $470,707 Active 87 DOM
12. 2026-07-05
    days on market $470,707 Active 86 DOM
13. 2026-07-03
    days on market $470,707 Active 85 DOM
14. 2026-07-02
    days on market $470,707 Active 84 DOM
15. 2026-07-01
    days on market $470,707 Active 83 DOM
16. 2026-06-30
    days on market $470,707 Active 82 DOM
17. 2026-06-29
    days on market $470,707 Active 81 DOM
18. 2026-06-28
    days on market $470,707 Active 80 DOM
19. 2026-06-27
    days on market $470,707 Active 79 DOM
20. 2026-06-26
    days on market $470,707 Active 78 DOM
21. 2026-06-24
    days on market $470,707 Active 76 DOM
22. 2026-06-22
    days on market $470,707 Active 74 DOM
23. 2026-06-21
    days on market $470,707 Active 73 DOM
24. 2026-06-18
    days on market $470,707 Active 70 DOM
25. 2026-06-17
    days on market $470,707 Active 69 DOM
26. 2026-06-16
    days on market $470,707 Active 68 DOM
27. 2026-06-15
    days on market $470,707 Active 67 DOM
28. 2026-06-13
    days on market $470,707 Active 65 DOM
29. 2026-06-13
    days on market $470,707 Active 64 DOM
30. 2026-06-09
    days on market $470,707 Active 61 DOM
31. 2026-06-08
    days on market $470,707 Active 60 DOM
32. 2026-06-07
    days on market $470,707 Active 59 DOM
33. 2026-06-04
    days on market $470,707 Active 56 DOM
34. 2026-06-03
    days on market $470,707 Active 55 DOM
35. 2026-06-02
    days on market $470,707 Active 54 DOM
36. 2026-06-01
    days on market $470,707 Active 53 DOM
37. 2026-05-31
    days on market $470,707 Active 52 DOM
38. 2026-04-08
    listed $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

Taxation est. · year 1

• Rental income: $58,320
• − Mortgage interest: −$42,574
• − Property taxes: −$11,401
• − Insurance: −$3,800
• − Repairs & maintenance: −$4,666
• − Management: −$4,666
• − HOA: −$6,996
• − Depreciation: −$22,110
• Taxable loss: −$37,893
• Est. tax savings @ 24.0%: +$9,094
• After-tax cash flow: $-14,859/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

Excellent 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: 64.3% rent · 35.7% own
• Severe rent burden: 10% 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: 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%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 5%

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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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• 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

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

Price history

1 event — show timeline

• 2026-04-08 Listed $470,707 San Francisco MLS