2124 Taraval St · San Francisco, CA 94109

$8,000

None bd · 3.0 ba · 2,900 sqft · MultiFamily · 1 Days on market

Built 1919 2,500 sqft lot

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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).

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Prime opportunity 2124 Taraval Street, San Francisco! Ground floor 1585sqft commercial space built out as a newer childcare center featuring great natural light, open floor plan with ADA compliance bathrooms (1 child and 1 adult), kitchenette, backyard playground, full HVAC, and upgraded fire alarm system. Excellent street frontage and signage visibility along busy Taraval Street in the Outer Sunset/Parkside corridor provide outstanding exposure and accessibility. Steps from Muni L Taraval line, restaurants, and neighborhood amenities, this location combines convenience with high visibility.

Key facts

• Full hvac
• Backyard playground
• 2,500 sq ft lot

Tags

• GROUND FLOOR COMMERCIAL SPACE
• NEWER CHILDCARE CENTER
• ADA COMPLIANCE BATHROOMS
• BACKYARD PLAYGROUND
• FULL HVAC
• UPGRADED FIRE ALARM SYSTEM

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Lot area about 2,500 square feet
• Home design: Single-family residence; Residential property; Built in 1919
• Construction: Approximately 2,900 square feet of building area
• Exterior features: Ground-level entry

Interior

• Bathrooms: Three full bathrooms
• Interior features: Updated/remodeled condition; Currently used as a day care

🏷️ Possibly a rental listed for sale. The $8,000 price doesn't fit this home's estimated sale value (~$1,435,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a ?-bed/3.0-bath multifamily listed at $8k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $8k).
• Cap rate 371.6% 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); 155 active listings in the ZIP; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 36% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $457 of equity ($55 loan paydown + $402 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.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $8,000

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 39.41% ✓
• Cap rate: 371.65%
• Cash-on-cash: 1304.83%
• DSCR: 59.06
• GRM: 0.2

CMA / ARV

• ARV (on-the-fly): $1,435,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2375 24th Ave	0.42mi	5/4.0	2,990 (+3%)	3mo	$1,300,000	$435	68
1921 Taraval St	0.12mi	4/4.0	3,130 (+8%)	14mo	$1,550,000	$495	65

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 78.54×
• Total profit: $173,695
• Equity at exit: $4,544

10-year hold

• IRR: —
• Equity multiple: 193.42×
• Total profit: $431,028
• Equity at exit: $7,851

Cash invested: $2,240 (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: 155
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $3,153 medium
• Mortgage (P&I): −$42
• Tax est. 1.5%: −$10 /mo · $120/yr
• Insurance: −$3
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $2,436

Break-even live

Break-even rent $70

Max offer price $8,000

Occupancy floor 18%

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: $2,000
• Closing costs: $240
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-26
   listed $8,000 Active
2. 2023-09-08
   price $1,688,000
3. 2023-07-06
   listed $1,788,888 Active
4. 2013-11-01
   historical
5. 2013-11-01
   listed $1,199,000 Active
6. 1998-11-06
   soldstatus $374,500
7. 1998-07-25
   historical
8. 1998-07-18
   listed $379,900

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

Taxation est. · year 1

• Rental income: $37,838
• − Mortgage interest: −$448
• − Property taxes: −$120
• − Insurance: −$40
• − Repairs & maintenance: −$3,027
• − Management: −$3,027
• − Depreciation: −$233
• Taxable income: $30,943
• Est. tax owed @ 24.0%: −$7,426
• After-tax cash flow: $21,802/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

-97.9% since first listed

8 events — show timeline

• 2026-05-26 Listed $8,000 San Francisco MLS
• 2023-09-08 Price Changed $1,688,000 San Francisco MLS
• 2023-07-06 Listed $1,788,888 San Francisco MLS
• 2013-11-01 Delisted — San Francisco MLS
• 2013-11-01 Listed $1,199,000 San Francisco MLS
• 1998-11-06 Sold (MLS) $374,500 San Francisco MLS
• 1998-07-25 Delisted — San Francisco MLS
• 1998-07-18 Listed $379,900 San Francisco MLS