150 Central Ave Unit A · San Francisco, CA 94117

$890,000

2 bd · 1.0 ba · 1,310 sqft · SingleFamily · 27 Days on market

Built 1906 3,693 sqft lot Est $1567k · 43% under

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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 +15.0/15.0
• Appreciation +9.6/10.0
• Cash flow +7.5/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0

Listing remarks

Built in 1906, this quintessential San Francisco Victorian residence blends timeless architectural character with elevated modern living. Spanning two levels and ~1,310 square feet, this expansive two-bedroom residence offers the scale and feel of a single-family home within a classic San Francisco Victorian. Thoughtfully arranged across two levels, the home provides a rare sense of separation between living and private spaces, ideal for both everyday comfort and entertaining. Generous proportions, high ceilings, and abundant natural light create an airy and inviting atmosphere throughout. The main level features gracious living spaces with excellent flow, while the upper level offers well-

Key facts

• Well-sized bedrooms
• Two levels
• 3,693 sq ft lot

Tags

• SAN FRANCISCO VICTORIAN
• TWO LEVELS
• ABUNDANT NATURAL LIGHT
• WELL-SIZED BEDROOMS
• TIMELESS PERIOD DETAIL
• IMMEDIATE ACCESS TO PARKS

Property features AI

Finance

• Other: Attached property
• HOA & community: Homeowners association present; $0 monthly association fee; Community contains 4 units

Exterior

• Utilities: Lot elevation listed as 0 feet
• Home design: Residential property; Tenancy in Common ownership
• Construction: Built in 1906
• Exterior features: Ground-level entry

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Tenancy in Common (TIC) agreement in place

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $890k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $729k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $638k (28.3% below list).
• Recommended offer: $638k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 (+18.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $6,380/mo this rent would consume 46% of the median local household income ($167k/yr) (locally 1811% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $89k of equity ($6k loan paydown + $83k appreciation (9.3% 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 ~$142k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($877k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $637,997 (28.3% 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. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $1,566,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1550 Masonic Ave	0.35mi	2/1.0	1,175 (-10%)	0mo	$3,000,000	$2,553	66
2356 15th St	0.52mi	2/2.0	1,339 (+2%)	11mo	$2,100,000	$1,568	59
839 Cole St #839	0.49mi	2/2.0	1,240 (-5%)	10mo	$1,380,000	$1,113	56
237 Pierce St	0.52mi	2/1.0	1,468 (+12%)	3mo	$1,375,000	$937	53
4543 18th St	0.74mi	3/1.0 (+1)	1,359 (+4%)	3mo	$1,178,000	$867	51
4390 17th St	0.61mi	2/1.0	1,200 (-8%)	8mo	$1,665,000	$1,388	51
433 Upper Ter #5	0.53mi	2/2.0	1,192 (-9%)	8mo	$1,500,000	$1,258	50
123 Ord St	0.67mi	3/1.0 (+1)	1,230 (-6%)	9mo	$1,100,000	$894	46
38 Steiner St #303	0.66mi	3/2.5 (+1)	1,338 (+2%)	11mo	$1,600,000	$1,196	46
226 Roosevelt Way Unit A	0.37mi	3/2.0 (+1)	1,495 (+14%)	6mo	$1,320,000	$883	45
949 Fell St #11	0.60mi	3/3.0 (+1)	1,176 (-10%)	1mo	$1,200,000	$1,020	41
162 Noe St	0.63mi	3/2.0 (+1)	1,475 (+13%)	2mo	$3,000,000	$2,034	39

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

Projected returns pro-forma

9.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.62×
• Total profit: $403,821
• Equity at exit: $754,988

10-year hold

• IRR: 19.9%
• Equity multiple: 6.29×
• Total profit: $1,318,685
• Equity at exit: $1,580,808

Cash invested: $249,200 (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 94117

• Home prices YoY: 4.2%
• Rents YoY: 18.2%
• Active inventory: 74
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $6,380 high
• Mortgage (P&I): −$4,667
• Tax est. 1.5%: −$1,112 /mo · $13,350/yr
• Insurance: −$371
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,340
• Net cashflow: $-1,110

Break-even live

Break-even rent $7,786

Max offer price $729,321

Occupancy floor —

Sensitivity live

Price	-10% $-495	-5% $-803	+0% $-1,110	+5% $-1,418	+10% $-1,725
Rent	-10% $-1,614	-5% $-1,362	+0% $-1,110	+5% $-858	+10% $-606
Rate	-1.0pp $-662	-0.5pp $-884	base $-1,110	+0.5pp $-1,341	+1.0pp $-1,576

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: $222,500
• Closing costs: $26,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 Page St San Francisco, CA	3.0	2.0	1500	$11,995	$8.00	45d	1	0.09mi
25 Baker St San Francisco, CA	3.0	2.0	1300	$6,500	$5.00	4d	1	0.18mi
25 Baker St Unit STREET1 San Francisco, CA	3.0	2.0	1300	$6,500	$5.00	6d	1	0.18mi
1436 Waller St Unit 1436 San Francisco, CA	3.0	2.0	1800	$6,890	$3.83	45d	1	0.23mi
1927-1929 Grove St Unit 1927-A San Francisco, CA	1.0	1.0	885	$3,995	$4.51	45d	1	0.33mi
664 Cole St San Francisco, CA	2.0	1.0	1010	$4,888	$4.84	23d	1	0.38mi
724 Central Ave San Francisco, CA	2.0	1.0	1307	$5,795	$4.43	16d	1	0.38mi
2001 McAllister St San Francisco, CA	1.0–2.0	1.0–2.0	815	$5,500	$6.74	23d	1	0.39mi
643 Cole St San Francisco, CA	3.0	1.5	1600	$5,245	$3.28	45d	1	0.40mi
826 Central Ave San Francisco, CA	3.0	1.0	1100	$4,989	$4.54	45d	1	0.45mi
82 Parnassus Ave San Francisco, CA	3.0	1.0	1701	$2,800	$1.65	4d	1	0.50mi
1543 McAllister St #3 San Francisco, CA	1.0	1.0	1016	$4,200	$4.13	0d	1	0.58mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	45d	1	0.60mi
701 Parker Ave Unit 106 San Francisco, CA	2.0	2.0	1000	$4,995	$5.00	0d	1	0.60mi
4058 17th St #4062 San Francisco, CA	2.0	2.0	1300	$5,895	$4.53	20d	1	0.71mi
1460 Golden Gate Ave Unit 10 San Francisco, CA	2.0	1.0	900	$5,395	$5.99	45d	1	0.78mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.79mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	25d	1	0.80mi
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	7d	1	0.80mi
170 Eureka St San Francisco, CA	2.0	1.5	1200	$8,995	$7.50	5d	1	0.84mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	45d	1	0.89mi
74 Cook St San Francisco, CA	3.0	2.0	1340	$6,295	$4.70	20d	1	0.91mi
1412 Lyon St Unit A San Francisco, CA	2.0	1.0	915	$6,000	$6.56	9d	1	0.91mi
47 Ford St San Francisco, CA	2.0	1.5	1401	$6,500	$4.64	22d	1	0.93mi
16 Balboa St San Francisco, CA	3.0	2.5	1500	$7,800	$5.20	26d	1	0.94mi
53 Stanyan St San Francisco, CA	2.0	1.5	1400	$6,400	$4.57	45d	1	0.95mi
53 Stanyan St San Francisco, CA	2.0	1.5	1400	$6,400	$4.57	26d	1	0.95mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	0.95mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	9d	1	0.96mi
258 Dorland St Unit 7 San Francisco, CA	2.0	2.0	1500	$5,500	$3.67	45d	1	0.98mi
236-258 Hugo St Unit 244 San Francisco, CA	2.0	1.0	912	$5,595	$6.13	9d	1	1.00mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$7,483	$9.98	0d	18	1.00mi
3550 Market St Unit 206 San Francisco, CA	2.0	2.0	1012	$4,950	$4.89	20d	1	1.02mi
616 Hayes St San Francisco, CA	2.0	1.0	983	$5,895	$6.00	23d	1	1.02mi
3550 Market St San Francisco, CA	2.0	2.0	1012	$5,495	$5.43	45d	1	1.02mi
2000 Post St San Francisco, CA	2.0	1.0–2.0	700	$6,219	$8.88	0d	12	1.09mi
325 Octavia St San Francisco, CA	2.0	1.0–2.0	811	$7,563	$9.33	0d	1	1.11mi
4058 20th St San Francisco, CA	3.0	2.0	1794	$13,975	$7.79	26d	1	1.12mi
556 5th Ave San Francisco, CA	2.0	1.0	970	$3,850	$3.97	45d	1	1.14mi
2075 Sutter St #525 San Francisco, CA	2.0	2.0	1084	$7,000	$6.46	45d	1	1.14mi

Listing history 16 events

1. 2026-06-21
   days on market $890,000 Active 27 DOM
2. 2026-06-18
   days on market $890,000 Active 24 DOM
3. 2026-06-17
   days on market $890,000 Active 23 DOM
4. 2026-06-16
   days on market $890,000 Active 22 DOM
5. 2026-06-15
   days on market $890,000 Active 21 DOM
6. 2026-06-13
   days on market $890,000 Active 19 DOM
7. 2026-06-13
   days on market $890,000 Active 18 DOM
8. 2026-06-09
   days on market $890,000 Active 15 DOM
9. 2026-06-08
   days on market $890,000 Active 14 DOM
10. 2026-06-07
    days on market $890,000 Active 13 DOM
11. 2026-06-04
    days on market $890,000 Active 10 DOM
12. 2026-06-03
    days on market $890,000 Active 9 DOM
13. 2026-06-02
    days on market $890,000 Active 8 DOM
14. 2026-06-01
    days on market $890,000 Active 7 DOM
15. 2026-05-31
    days on market $890,000 Active 6 DOM
16. 2026-05-25
    listed $890,000 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 7 d/yr ≥76°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: $76,560
• − Mortgage interest: −$49,854
• − Property taxes: −$13,350
• − Insurance: −$4,450
• − Repairs & maintenance: −$6,125
• − Management: −$6,125
• − Depreciation: −$25,891
• Taxable loss: −$29,235
• Est. tax savings @ 24.0%: +$7,016
• After-tax cash flow: $-6,309/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): 36,198
• Household income: $167,066
• Rent vs Own: 71.2% rent · 28.8% own
• Severe rent burden: 1811.0

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 0.55)
• Race & ethnicity: White 65% Asian 14% Two or more races 10% Hispanic / Latino 9% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Lithuanian 5% Romanian 3%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 5% Chinese 4% French/Haitian/Cajun 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: ▲ 9.27%
• Current HPI: 228.7304
• Rent YoY: ▲ 18.24%
• 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

• 2026-05-25 Listed $890,000 San Francisco MLS