888 7th St #231 · San Francisco, CA 94107

$460,894

1 bd · 1.0 ba · 545 sqft · Condo public records · 446 Days on market

Built 2007 $846/sqft · 16% below area Est $550k · 16% under $532/mo HOA · 13% of rent

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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).

• ARV discount +14.8/15.0
• Cash flow +9.7/30.0
• Appreciation +7.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

1 Bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person= $104,900; 2 people = $119,900; 3 = $134,850; 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. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, April 1, 2025. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 22, 2025 at 5:00 PM. OPEN HOUSE: 4/6/25 @ 2-4pm; 4/10/25@5-7 pm; 4/19/25@1-3 pm. Fair Housing Opportunity.

Key facts

• $532 HOA
• Parking
• Built 2007

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $461k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $407k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $416k (9.8% below list).
• Recommended offer: $406k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% 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.
• 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 0d 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).

Forward outlook

• In year one you build about $25k of equity ($3k loan paydown + $22k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($406k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $356k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $405,586 (12.0% 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 446 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 9.2

CMA / ARV

• ARV (median comp): $550,044
• List price: $460,894
• Delta: -16.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.4%
• Equity multiple: 1.81×
• Total profit: $103,952
• Equity at exit: $255,860

10-year hold

• IRR: 15.7%
• Equity multiple: 4.00×
• Total profit: $387,007
• Equity at exit: $437,241

Cash invested: $129,050 (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: 9.2×

Monthly cashflow live

• Estimated rent: $4,159 high
• Mortgage (P&I): −$2,417
• Tax from tax record: −$452 /mo · $5,425/yr
• Insurance: −$192
• HOA: −$532
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $-307

Break-even live

Break-even rent $4,548

Max offer price $406,617

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-177	+0% $-307	+5% $-438	+10% $-568
Rent	-10% $-636	-5% $-472	+0% $-307	+5% $-143	+10% $21
Rate	-1.0pp $-75	-0.5pp $-190	base $-307	+0.5pp $-427	+1.0pp $-548

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: $115,224
• Closing costs: $13,827
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Henry Adams St San Francisco, CA	3.0	2.0	873	$4,877	$5.58	0d	3	0.15mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$4,847	$5.06	0d	5	0.23mi
291 15th St San Francisco, CA	1.0	1.0	550	$2,695	$4.90	25d	1	0.24mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	842	$4,511	$5.36	0d	5	0.29mi
355 Berry St San Francisco, CA	1.0	1.0	707	$4,978	$7.04	0d	3	0.29mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	956	$4,539	$4.75	0d	8	0.30mi
88 Arkansas St #105 San Francisco, CA	1.0	1.0	604	$4,000	$6.62	45d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	697	$5,027	$7.21	0d	10	0.35mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	9d	1	0.38mi
451 Kansas St #375 San Francisco, CA	1.0	1.0	661	$4,350	$6.58	20d	1	0.43mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	853	$4,902	$5.75	0d	33	0.52mi
1201 4th St Unit 1297791P San Francisco, CA	1.0	1.0	742	$6,148	$8.29	16d	1	0.57mi
1155 4th St San Francisco, CA	1.0–2.0	1.0–2.0	864	$5,360	$6.20	0d	5	0.59mi
255 King St San Francisco, CA	3.0	1.0–2.5	1228	$5,628	$4.58	0d	1	0.61mi
185 Channel St San Francisco, CA	2.0	1.0–2.0	914	$6,178	$6.76	0d	36	0.61mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	25d	1	0.61mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	22d	1	0.64mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	863	$5,105	$5.92	0d	27	0.71mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	687	$5,338	$7.77	0d	10	0.72mi
1023 3rd St San Francisco, CA	2.0	1.0–2.0	743	$7,675	$10.33	3d	13	0.74mi
601 Tennessee St San Francisco, CA	1.0	1.0	426	$3,695	$8.67	45d	2	0.74mi
400 Clementina St #1449 San Francisco, CA	1.0–2.0	1.0–2.0	775	$3,970	$5.12	3d	2	0.75mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	45d	1	0.75mi
603 Tennessee St Unit 202 San Francisco, CA	—	1.0	482	$3,995	$8.29	9d	1	0.75mi
1288 Howard St #1908 San Francisco, CA	1.0–2.0	1.0–2.0	782	$4,190	$5.35	3d	2	0.77mi
829 Folsom St #408 San Francisco, CA	—	1.0	495	$2,860	$5.78	16d	1	0.78mi
1288 Howard St #604 San Francisco, CA	1.0	1.0	431	$3,400	$7.89	45d	1	0.78mi
821 Folsom St #401 San Francisco, CA	1.0	1.0	652	$3,650	$5.60	25d	1	0.79mi
2121 3rd St San Francisco, CA	1.0–2.0	1.0–2.0	774	$6,109	$7.89	0d	4	0.85mi
1188 Mission St San Francisco, CA	1.0	1.0	448	$3,333	$7.43	0d	17	0.85mi
1190 Mission St San Francisco, CA	1.0	1.0	508	$3,342	$6.57	0d	5	0.86mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$5,231	$7.27	0d	15	0.86mi
33 8th St San Francisco, CA	1.0–2.0	1.0	646	$3,637	$5.63	0d	10	0.90mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$5,434	$5.71	0d	1	0.90mi
570 Jessie St San Francisco, CA	—	1.0	430	$2,495	$5.80	3d	1	0.91mi
1177 Market St San Francisco, CA	1.0–2.0	1.0	562	$3,629	$6.45	0d	8	0.91mi
55 9th St San Francisco, CA	2.0	1.0–2.0	833	$4,428	$5.32	0d	1	0.92mi
2874 16th St Unit 2872A San Francisco, CA	—	1.0	400	$2,450	$6.12	45d	1	0.93mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	25d	2	0.94mi
1 St Francis Pl San Francisco, CA	3.0	1.0–2.0	923	$4,246	$4.60	0d	4	0.94mi

HOA detail condo

• Monthly dues: $532 · $6,384/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $460,894 Active 446 DOM
2. 2026-06-18
   days on market $460,894 Active 443 DOM
3. 2026-06-17
   days on market $460,894 Active 442 DOM
4. 2026-06-16
   days on market $460,894 Active 441 DOM
5. 2026-06-15
   days on market $460,894 Active 440 DOM
6. 2026-06-13
   days on market $460,894 Active 438 DOM
7. 2026-06-13
   days on market $460,894 Active 437 DOM
8. 2026-06-09
   days on market $460,894 Active 434 DOM
9. 2026-06-08
   days on market $460,894 Active 433 DOM
10. 2026-06-07
    days on market $460,894 Active 432 DOM
11. 2026-06-04
    days on market $460,894 Active 429 DOM
12. 2026-06-03
    days on market $460,894 Active 428 DOM
13. 2026-06-02
    days on market $460,894 Active 427 DOM
14. 2026-06-01
    days on market $460,894 Active 426 DOM
15. 2026-05-31
    days on market $460,894 Active 425 DOM
16. 2025-04-01
    listed $460,894 Active 779-char remark

    Show marketing remark (779 chars)

    1 Bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person= $104,900; 2 people = $119,900; 3 = $134,850; 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. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, April 1, 2025. Visit https://housing. sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on April 22, 2025 at 5:00 PM. OPEN HOUSE: 4/6/25 @ 2-4pm; 4/10/25@5-7 pm; 4/19/25@1-3 pm. Fair Housing Opportunity.

17. 2018-08-03
    soldstatus $356,261 Closed 475-char remark

    Show marketing remark (475 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person=$82,900 2 people = $94,700; 3 = $106,550; 4=$118,400; 5=127,850, 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. Visit www. sfmohcd.org website for application & program info.

18. 2018-06-13
    status Pending 475-char remark

    Show marketing remark (475 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person=$82,900 2 people = $94,700; 3 = $106,550; 4=$118,400; 5=127,850, 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. Visit www. sfmohcd.org website for application & program info.

19. 2018-05-01
    listed $356,261 Active 475-char remark

    Show marketing remark (475 chars)

    1 bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person=$82,900 2 people = $94,700; 3 = $106,550; 4=$118,400; 5=127,850, 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. Visit www. sfmohcd.org website for application & program info.

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

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $5,425 · $452/mo
• Projected year-2 tax: $5,425 · $452/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥78°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: $49,912
• − Mortgage interest: −$25,817
• − Property taxes: −$5,425
• − Insurance: −$2,304
• − Repairs & maintenance: −$3,993
• − Management: −$3,993
• − HOA: −$6,384
• − Depreciation: −$13,408
• Taxable loss: −$11,413
• Est. tax savings @ 24.0%: +$2,739
• After-tax cash flow: $-948/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

+29.4% since first listed

4 events — show timeline

• 2025-04-01 Listed $460,894 San Francisco MLS
• 2018-08-03 Sold (MLS) $356,261 San Francisco MLS
• 2018-06-13 Pending — San Francisco MLS
• 2018-05-01 Listed $356,261 San Francisco MLS

Property tax history

+3.0%/yr

Latest (2025): $5,425 · +2.9% YoY. Source: county tax records.