380 Dolores St #9 · San Francisco, CA 94110

$246,000

2 bd · 1.0 ba · 648 sqft · Condo · 78 Days on market

Fair condition $380/sqft · 67% below area ↓ 29% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your opportunity to create your own masterpiece one block to Dolores Park. * * This is a tenant occupied property being sold together with the unit above for a bundle sale of $995,000. * * This classic early 20th century Victorian flat is available for the first time and waiting for your vision. Original details & charm. Ditch the car & enjoy real, easy city living. Walking distance to shops, Bi-Rite, Dolores Park Cafe, Delfina, Tartine Bakery, Whole Foods - Maxfield Cafe for your morning coffee is a few doors down. Tenant occupied. * This unit is being sold with Unit #10 as a bundle sale for $995,000 *

Key facts

• Original details
• 3,667 sq ft lot
• Listed 78 days

Tags

• ORIGINAL DETAILS
• WALKING DISTANCE TO SHOPS

🏷️ Possibly a rental listed for sale. The $246,000 price doesn't fit this home's estimated sale value (~$755,982) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $246k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $246k).
• Recommended offer: $231k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+14.5%/yr); 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 34% of the median local income ($158k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $231,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.83% ✓
• Cap rate: 13.18%
• Cash-on-cash: 24.59%
• DSCR: 2.09
• GRM: 4.6

CMA / ARV

• ARV (median comp): $755,982
• List price: $246,000
• Delta: -67.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.08×
• Total profit: $74,126
• Equity at exit: $36,679

10-year hold

• IRR: 35.5%
• Equity multiple: 5.21×
• Total profit: $289,805
• Equity at exit: $21,270

Cash invested: $68,880 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $4,496 high
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$308 /mo · $3,690/yr
• Insurance: −$102
• HOA est. from 5 same-building comps: −$440
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $1,411

Break-even live

Break-even rent $2,709

Max offer price $246,000

Occupancy floor 64%

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: $61,500
• Closing costs: $7,380
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 14th St #1621 San Francisco, CA	1.0	1.0	500	$3,440	$6.88	43d	1	0.41mi
270 Valencia St #205 San Francisco, CA	1.0	1.0	500	$3,800	$7.60	43d	1	0.46mi
1600 15th St San Francisco, CA	1.0–2.0	1.0–2.0	792	$5,614	$7.08	3d	5	0.46mi
2315 Mission St San Francisco, CA	1.0	1.0	450	$2,995	$6.66	2d	1	0.48mi
2315 Mission St Unit 106 San Francisco, CA	1.0	1.0	450	$2,995	$6.66	7d	1	0.48mi
940 Guerrero St Unit 02 San Francisco, CA	1.0	1.0	550	$4,295	$7.81	16d	1	0.51mi
940 Guerrero St Unit 06 San Francisco, CA	1.0	1.0	520	$4,295	$8.26	24d	1	0.51mi
1801 Mission St San Francisco, CA	1.0	1.0	446	$10,000	$22.42	43d	1	0.53mi
3410 22nd St Apt 6 San Francisco, CA	2.0	1.0	720	$4,500	$6.25	1d	1	0.57mi
35 Hill St San Francisco, CA	1.0	1.0	674	$3,500	$5.19	7d	1	0.57mi
799 S Van Ness Ave San Francisco, CA	1.0–2.0	1.0	740	$4,500	$6.08	2d	2	0.59mi
169 Fair Oaks St Unit 01 San Francisco, CA	2.0	2.0	750	$4,250	$5.67	43d	1	0.64mi
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	24d	1	0.64mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	43d	1	0.64mi
68 McCoppin St San Francisco, CA	1.0	1.0	734	$3,825	$5.21	16d	2	0.67mi
1699 Market St San Francisco, CA	1.0	1.0	561	$4,817	$8.59	1d	5	0.71mi
1 Brady St San Francisco, CA	2.0	1.0–2.0	889	$7,385	$8.30	1d	29	0.80mi
30 Otis St San Francisco, CA	2.0	1.0–2.0	874	$10,000	$11.44	2d	13	0.83mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,583	$9.35	2d	1	0.85mi
257 San Jose Ave #1 San Francisco, CA	1.0	1.0	500	$2,999	$6.00	24d	1	0.87mi
1000 Oak St Apt 7 San Francisco, CA	1.0	1.0	645	$3,995	$6.19	43d	1	0.88mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	43d	1	0.89mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	17d	1	0.89mi
2629 Folsom St Unit 105 San Francisco, CA	1.0	1.0	546	$3,100	$5.68	17d	1	0.89mi
2823 18th St San Francisco, CA	1.0	1.0	519	$4,718	$9.08	2d	4	0.91mi
1532 Harrison St San Francisco, CA	2.0	1.0–2.0	617	$4,897	$7.94	1d	11	0.92mi
575 Pierce St San Francisco, CA	1.0	1.0	700	$5,595	$7.99	43d	1	0.94mi
225 Fell St San Francisco, CA	1.0	1.0	512	$4,495	$8.77	7d	3	0.94mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	5d	1	0.99mi
457 Jersey St Unit 5 San Francisco, CA	2.0	1.0	700	$4,495	$6.42	12d	1	0.99mi
412 Broderick St Unit 416 San Francisco, CA	1.0	1.0	580	$4,495	$7.75	5d	1	1.02mi
530 Grove St San Francisco, CA	1.0	1.0	600	$3,895	$6.49	7d	1	1.02mi
100 Van Ness Ave #1477 San Francisco, CA	1.0–2.0	1.0–2.0	893	$7,990	$8.94	1d	2	1.02mi
370 Upper Ter Unit 2 San Francisco, CA	1.0	1.0	700	$4,400	$6.29	17d	1	1.04mi
8 10th St San Francisco, CA	2.0	1.0–2.0	919	$8,495	$9.24	2d	28	1.05mi
1019 Ashbury St San Francisco, CA	1.0	1.0	535	$3,790	$7.08	14d	1	1.06mi
150 Van Ness Ave #1475 San Francisco, CA	1.0	1.0	615	$5,510	$8.96	20d	1	1.06mi
1 Polk St San Francisco, CA	1.0	1.0	773	$4,644	$6.00	2d	4	1.07mi
1643 Castro St Apt 6 San Francisco, CA	1.0	1.0	563	$3,695	$6.56	7d	1	1.07mi
1 Homestead San Francisco, CA	2.0	1.0	750	$6,900	$9.20	24d	1	1.08mi

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $246,000 Active 78 DOM
2. 2026-06-17
   days on market $246,000 Active 77 DOM
3. 2026-06-16
   days on market $246,000 Active 76 DOM
4. 2026-06-15
   days on market $246,000 Active 75 DOM
5. 2026-06-13
   days on market $246,000 Active 73 DOM
6. 2026-06-13
   days on market $246,000 Active 72 DOM
7. 2026-06-09
   days on market $246,000 Active 69 DOM
8. 2026-06-08
   days on market $246,000 Active 68 DOM
9. 2026-06-07
   days on market $246,000 Active 67 DOM
10. 2026-06-04
    days on market $246,000 Active 64 DOM
11. 2026-06-03
    days on market $246,000 Active 63 DOM
12. 2026-06-02
    days on market $246,000 Active 62 DOM
13. 2026-06-01
    days on market $246,000 Active 61 DOM
14. 2026-05-31
    days on market $246,000 Active 60 DOM
15. 2026-04-01
    listed $246,000 Active 625-char remark

    Show marketing remark (625 chars)

    Your opportunity to create your own masterpiece one block to Dolores Park. * * This is a tenant occupied property being sold together with the unit above for a bundle sale of $995,000. * * This classic early 20th century Victorian flat is available for the first time and waiting for your vision. Original details & charm. Ditch the car & enjoy real, easy city living. Walking distance to shops, Bi-Rite, Dolores Park Cafe, Delfina, Tartine Bakery, Whole Foods - Maxfield Cafe for your morning coffee is a few doors down. Tenant occupied. * This unit is being sold with Unit #10 as a bundle sale for $995,000 *

16. 2025-11-03
    status Active
17. 2025-08-28
    listed $344,000 Active
18. 2024-05-06
    listed $345,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥78°F today · 19 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: $53,946
• − Mortgage interest: −$13,780
• − Property taxes: −$3,690
• − Insurance: −$1,230
• − Repairs & maintenance: −$4,316
• − Management: −$4,316
• − HOA: −$5,280
• − Depreciation: −$7,156
• Taxable income: $14,179
• Est. tax owed @ 24.0%: −$3,403
• After-tax cash flow: $13,534/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 · 6 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including exterior painting, flooring refinishing, and window replacement. While it has potential, the current condition is not ideal for resale or rental value.

Repairs flagged

• Major Exterior paint — The exterior paint is faded and chipped, indicating a need for repainting.
• Major Flooring — The flooring appears worn and may need replacement or refinishing.
• Major Interior walls and ceilings — The walls and ceilings show signs of wear and discoloration, indicating a need for repainting or repairs.
• Major Exterior siding — The siding is in poor condition, with visible wear and tear, and the paint is faded.
• Major Windows — The windows appear to be in poor condition, with some showing signs of wear and tear.

Value-add opportunities

• Resale Exterior paint — Fresh paint can significantly enhance the curb appeal and overall aesthetic of the property, making it more attractive to potential buyers.
• Rental Floor refinishing — Refinished flooring can improve the overall condition of the property, making it more appealing to renters and potentially increasing rental income.
• Both Interior wall and ceiling repairs — Repairs to the interior walls and ceilings can improve the overall condition of the property, making it more attractive to both buyers and renters.
• Resale Exterior siding repair — Repairing the exterior siding can improve the overall condition of the property, making it more attractive to potential buyers.
• Both Window replacement — Replacing the windows can improve the overall condition of the property, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · The exterior paint is faded and chipped, indicating a need for repainting.	Major	$15,000–50,000
Flooring · The flooring appears worn and may need replacement or refinishing.	Major	$15,000–50,000
Interior walls and ceilings · The walls and ceilings show signs of wear and discoloration, indicating a need for repainting or repairs.	Major	$15,000–50,000
Exterior siding · The siding is in poor condition, with visible wear and tear, and the paint is faded.	Major	$15,000–50,000
Windows · The windows appear to be in poor condition, with some showing signs of wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Exterior paint — Fresh paint can significantly enhance the curb appeal and overall aesthetic of the property, making it more attractive to potential buyers. ↑
• Rental Floor refinishing — Refinished flooring can improve the overall condition of the property, making it more appealing to renters and potentially increasing rental income. ↑
• Both Interior wall and ceiling repairs — Repairs to the interior walls and ceilings can improve the overall condition of the property, making it more attractive to both buyers and renters. ↑
• Resale Exterior siding repair — Repairing the exterior siding can improve the overall condition of the property, making it more attractive to potential buyers. ↑
• Both Window replacement — Replacing the windows can improve the overall condition of the property, making it more attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 2%

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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

-28.7% since first listed

4 events — show timeline

• 2026-04-01 Listed $246,000 San Francisco MLS
• 2025-11-03 Relisted — San Francisco MLS
• 2025-08-28 Listed $344,000 San Francisco MLS
• 2024-05-06 Listed $345,000 San Francisco MLS