Sage-X Plan · San Francisco, CA 94107

$749,000

2 bd · 2.0 ba · 805 sqft · Condo · 109 Days on market

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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
• Livability +3.8/5.0
• Cash flow +3.5/30.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Meet RENOU in SoMa. Get to know connected, contemporary living in SoMa. RENOU is your new home base. Restaurants, a Dubs game, an urban hike, that new SFMOMA exhibit. Get around SoMa, Rincon Hill, the East Cut, and Mission Bay in minutes. Crafted with thought and care, RENOU brings together design, detail, and functionality. Every residence features generous natural light, high ceilings, and premium appliances, all with a modern, meticulous point of view. RENOU is at the heart of a vibrant cultural scene, with easy access to transit, the outdoors, and rich experiences. Supported by the city's long-term Central SoMa plan, the area benefits from new housing and job opportunities, plus $2 billion in public amenities. This is the perfect neighborhood for professionals and creatives alike. DRE# 02097496

Key facts

• Premium appliances
• High ceilings
• Listed 108 days

Tags

• CONNECTED CONTEMPORARY LIVING
• GENEROUS NATURAL LIGHT
• HIGH CEILINGS
• PREMIUM APPLIANCES
• EASY ACCESS TO TRANSIT
• ACCESS TO THE OUTDOORS

🏗️ New construction. The $749,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $808,684.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $749k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $555k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $485k (35.2% below list).
• Recommended offer: $485k (35.2% below list) — sets the bar for 1% rule.
• 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); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $44k of equity ($6k loan paydown + $39k 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $485,139 (35.2% 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 109 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.60% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.90%
• DSCR: 0.43
• GRM: 13.9

CMA / ARV

• ARV (median comp): $808,684
• List price: $749,000
• Delta: -7.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.22×
• Total profit: $48,716
• Equity at exit: $448,932

10-year hold

• IRR: 7.9%
• Equity multiple: 2.54×
• Total profit: $348,141
• Equity at exit: $767,182

Cash invested: $226,431 (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 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 140
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $4,851 high
• Mortgage (P&I): −$4,241
• Tax est. 1.5%: −$1,011 /mo · $12,130/yr
• Insurance: −$337
• HOA est. from 7 same-building comps: −$678
• Vacancy / Maint / Mgmt: −$1,019
• Net cashflow: $-2,434

Break-even live

Break-even rent $7,932

Max offer price $456,476

Occupancy floor —

Sensitivity live

Price	-10% $-1,875	-5% $-2,155	+0% $-2,434	+5% $-2,713	+10% $-2,993
Rent	-10% $-2,817	-5% $-2,626	+0% $-2,434	+5% $-2,242	+10% $-2,051
Rate	-1.0pp $-2,027	-0.5pp $-2,228	base $-2,434	+0.5pp $-2,644	+1.0pp $-2,857

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: $202,171
• Closing costs: $24,261
• 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	12d	1	0.01mi
272 Clara St #455 San Francisco, CA	1.0	2.0	1050	$5,580	$5.31	22d	1	0.02mi
155 Harriet St #1 San Francisco, CA	2.0	1.5	920	$3,595	$3.91	45d	1	0.07mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$6,324	$7.33	0d	27	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	22d	1	0.14mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$5,210	$6.72	3d	2	0.18mi
23 Boardman Pl Unit LTBP23F San Francisco, CA	3.0	1.0	1050	$4,700	$4.48	45d	1	0.22mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	26d	1	0.27mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$6,581	$9.15	0d	15	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	26d	1	0.30mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	45d	1	0.34mi
60 Rausch St San Francisco, CA	1.0	1.0	767	$4,300	$5.61	7d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$6,304	$9.04	0d	10	0.35mi
73 Sumner St San Francisco, CA	2.0	2.0	1100	$4,750	$4.32	45d	1	0.36mi
345 8th St San Francisco, CA	1.0	1.0	946	$4,095	$4.33	45d	2	0.38mi
2 Mint Plz San Francisco, CA	2.0	1.0	800	$4,500	$5.62	45d	1	0.40mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$6,574	$9.57	0d	10	0.41mi
555 4th St #539 San Francisco, CA	1.0	1.0	752	$4,500	$5.98	45d	1	0.41mi
6 Mint Plz San Francisco, CA	2.0	2.0	915	$7,995	$8.74	7d	1	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$5,633	$5.88	0d	5	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$6,346	$7.44	0d	33	0.43mi
601 4th St #1523 San Francisco, CA	1.0	1.0	1085	$6,070	$5.59	0d	1	0.44mi
1247 Harrison St #21 San Francisco, CA	1.0	1.5	1089	$4,950	$4.55	20d	1	0.44mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	26d	2	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$4,295	$7.01	23d	1	0.46mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	22d	1	0.47mi
1028 Market St San Francisco, CA	2.0	1.0	526	$5,121	$9.73	3d	6	0.48mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,342	$6.57	0d	5	0.50mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$7,305	$8.68	0d	5	0.50mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	9d	1	0.51mi
50 Jones St San Francisco, CA	1.0	1.0	471	$3,347	$7.11	0d	7	0.51mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,365	$4.73	0d	4	0.52mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,978	$7.04	0d	3	0.53mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$6,708	$10.38	0d	10	0.53mi
1177 Market St San Francisco, CA	1.0–2.0	1.0	562	$5,532	$9.83	0d	8	0.53mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$6,710	$8.58	3d	2	0.53mi
260 King St #717 San Francisco, CA	1.0	1.0	759	$4,850	$6.39	4d	1	0.56mi
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$5,646	$6.46	0d	3	0.58mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$6,912	$5.63	0d	1	0.59mi
1 Hawthorne St Unit 8G San Francisco, CA	1.0	1.0	846	$4,200	$4.96	20d	1	0.60mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-15
   days on market $749,000 Active 109 DOM
2. 2026-06-13
   days on market $749,000 Active 107 DOM
3. 2026-06-13
   days on market $749,000 Active 106 DOM
4. 2026-06-09
   days on market $749,000 Active 103 DOM
5. 2026-06-08
   days on market $749,000 Active 102 DOM
6. 2026-06-07
   days on market $749,000 Active 101 DOM
7. 2026-06-04
   days on market $749,000 Active 98 DOM
8. 2026-06-03
   days on market $749,000 Active 97 DOM
9. 2026-06-02
   days on market $749,000 Active 96 DOM
10. 2026-06-01
    days on market $749,000 Active 95 DOM
11. 2026-05-31
    days on market $749,000 Active 94 DOM
12. 2026-02-26
    listed $749,000 Active 809-char remark

    Show marketing remark (809 chars)

    Meet RENOU in SoMa. Get to know connected, contemporary living in SoMa. RENOU is your new home base. Restaurants, a Dubs game, an urban hike, that new SFMOMA exhibit. Get around SoMa, Rincon Hill, the East Cut, and Mission Bay in minutes. Crafted with thought and care, RENOU brings together design, detail, and functionality. Every residence features generous natural light, high ceilings, and premium appliances, all with a modern, meticulous point of view. RENOU is at the heart of a vibrant cultural scene, with easy access to transit, the outdoors, and rich experiences. Supported by the city's long-term Central SoMa plan, the area benefits from new housing and job opportunities, plus $2 billion in public amenities. This is the perfect neighborhood for professionals and creatives alike. DRE# 02097496

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% 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: $58,217
• − Mortgage interest: −$45,299
• − Property taxes: −$12,130
• − Insurance: −$4,043
• − Repairs & maintenance: −$4,657
• − Management: −$4,657
• − HOA: −$8,136
• − Depreciation: −$23,525
• Taxable loss: −$44,232
• Est. tax savings @ 24.0%: +$10,616
• After-tax cash flow: $-18,593/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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 0.68)
• 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%

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
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2026-02-26 Listed $749,000 Zillow