395 6th St #309 · San Francisco, CA 94107

$399,000

1 bd · 1.0 ba · 611 sqft · Condo · 34 Days on market

Built 2025 Excellent condition $560/mo HOA · 15% of rent

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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
• Condition / age +4.8/5.0
• Cash flow +4.1/30.0
• Livability +3.8/5.0
• 1% rule +1.4/10.0
• DSCR +0.0/10.0

Listing remarks

Developer Special, Priced Below City Guidelines. Below Market Rate (BMR) ownership homes at 395 6th Street RENOU is the only new construction BMR opportunity in San Francisco, offering a rare path to ownership in a newly built, design-forward residential community. This one-bedroom features leafy, west-facing views with Sutro Tower beyond. Generous windows bring in strong natural light throughout the day, enhancing the home's spacious, airy feel. Paired with an attended lobby and a rooftop terrace above the city, creating a home designed for how San Francisco lives today. Studio, one-bedroom, and two-bedroom homes are available.

Key facts

• Rooftop terrace
• Attended lobby
• Strong natural light

Tags

• LEAFY WEST FACING VIEWS
• STRONG NATURAL LIGHT
• ATTENDED LOBBY
• ROOFTOP TERRACE

🏗️ New construction. The $399,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $588,085.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $399k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $379k (5.1% below list).
• Recommended offer: $352k (11.8% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 2.2% 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); 265 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• In year one you build about $32k of equity ($4k loan paydown + $28k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $351,890 (11.8% 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 34 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.64% ✗
• Cap rate: 2.96%
• Cash-on-cash: -11.90%
• DSCR: 0.47
• GRM: 12.9

CMA / ARV

• ARV (median comp): $588,085
• List price: $399,000
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Spear St Unit 2B	1.09mi	1/1.0	608 (-0%)	1mo	$409,181	$673	63
1155 Pine St #6	1.05mi	1/1.0	650 (+6%)	1mo	$488,000	$751	54
400 Beale St #1702	0.97mi	1/1.0	675 (+10%)	0mo	$650,000	$963	47
725 Pine St #208	0.95mi	1/1.0	536 (-12%)	1mo	$563,000	$1,050	44
50 Lansing St #411	0.80mi	1/1.5	684 (+12%)	0mo	$725,000	$1,060	43
601 Van Ness Ave #212	0.96mi	1/1.0	706 (+16%)	0mo	$475,000	$673	40
301 Mission St Unit 12D	0.99mi	1/1.0	751 (+23%)	0mo	$585,000	$779	40
401 Harrison St Unit 31G	0.90mi	1/1.0	758 (+24%)	0mo	$1,090,000	$1,438	40
11 Franklin St #602	0.95mi	1/1.0	503 (-18%)	0mo	$650,000	$1,292	40
1839 15th St #455	1.41mi	1/1.0	753 (+23%)	1mo	$700,000	$930	39
1 Daniel Burnham Ct #303	1.20mi	1/1.5	745 (+22%)	0mo	$655,000	$879	38
1080 Sutter St #703	1.06mi	2/1.0 (+1)	750 (+23%)	0mo	$665,000	$887	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.28×
• Total profit: $45,615
• Equity at exit: $326,469

10-year hold

• IRR: 8.7%
• Equity multiple: 2.70×
• Total profit: $279,758
• Equity at exit: $557,905

Cash invested: $164,664 (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 →

Active competition Active MLS

• For sale now: 1 active · 16 under contract
• Median asking: $675,000 ($1037/sqft)
• Median days on market: 237 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 265
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,787 high
• Mortgage (P&I): −$3,084
• Tax est. 1.5%: −$735 /mo · $8,821/yr
• Insurance: −$245
• HOA: −$560
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-1,632

Break-even live

Break-even rent $5,853

Max offer price $351,890

Occupancy floor —

Sensitivity live

Price	-10% $-1,226	-5% $-1,429	+0% $-1,632	+5% $-1,836	+10% $-2,039
Rent	-10% $-1,931	-5% $-1,782	+0% $-1,632	+5% $-1,483	+10% $-1,333
Rate	-1.0pp $-1,336	-0.5pp $-1,483	base $-1,632	+0.5pp $-1,785	+1.0pp $-1,940

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: $147,021
• Closing costs: $17,643
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
363 6th St San Francisco, CA	—	1.0	390	$2,860	$7.33	18d	1	0.03mi
923 Folsom St San Francisco, CA	1.0–2.0	1.0–2.0	789	$3,491	$4.42	3d	7	0.11mi
900 Folsom St San Francisco, CA	2.0	1.0–2.0	802	$4,838	$6.03	0d	32	0.14mi
84 Harriet St Unit A San Francisco, CA	2.0	1.0	718	$3,425	$4.77	18d	1	0.14mi
84 Harriet St Unit A San Francisco, CA	1.0	1.0	718	$3,295	$4.59	116d	1	0.14mi
400 Clementina St #332 San Francisco, CA	1.0–2.0	1.0–2.0	730	$3,830	$5.24	10d	2	0.18mi
906 Howard St Unit 302 San Francisco, CA	2.0	1.0	584	$3,595	$6.16	42d	1	0.25mi
829 Folsom St #408 San Francisco, CA	—	1.0	495	$2,860	$5.78	110d	1	0.26mi
821 Folsom St #217 San Francisco, CA	1.0	1.0	662	$4,000	$6.04	43d	1	0.27mi
230 7th St #405 San Francisco, CA	1.0	1.0	709	$4,850	$6.84	18d	1	0.28mi
911 Bryant St San Francisco, CA	1.0	1.0	625	$4,200	$6.72	10d	1	0.28mi
911 Bryant St San Francisco, CA	1.0	1.0	625	$4,200	$6.72	0d	2	0.28mi
673 Brannan St San Francisco, CA	1.0–2.0	1.0–2.0	1090	$4,293	$3.94	0d	4	0.29mi
434 Minna St San Francisco, CA	2.0	1.0–2.0	719	$5,485	$7.62	0d	10	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	623	$1,792	$2.88	18d	1	0.30mi
99 Rausch St San Francisco, CA	1.0	1.0	655	$4,250	$6.49	120d	1	0.30mi
99 Rausch St #415 San Francisco, CA	1.0	1.0	611	$3,995	$6.54	0d	1	0.31mi
788 Harrison St San Francisco, CA	1.0	1.0	651	$4,926	$7.56	18d	6	0.32mi
603 Natoma St Apt 406 San Francisco, CA	1.0	1.0	556	$2,950	$5.31	139d	1	0.34mi
975 Bryant St San Francisco, CA	2.0	1.0–2.0	699	$5,306	$7.59	4d	9	0.35mi
626 Natoma St San Francisco, CA	1.0	1.0	650	$3,175	$4.88	49d	1	0.37mi
550 Jessie St San Francisco, CA	1.0	1.0	646	$2,895	$4.48	49d	1	0.39mi
550 Jessie St San Francisco, CA	1.0	1.0	625	$2,895	$4.63	42d	1	0.39mi
550 Jessie St San Francisco, CA	1.0	1.0	595	$2,995	$5.03	4d	1	0.39mi
570 Jessie St San Francisco, CA	—	1.0	430	$2,595	$6.03	7d	1	0.40mi
529 Stevenson St San Francisco, CA	1.0	1.0	607	$2,895	$4.77	24d	2	0.40mi
555 Bryant St San Francisco, CA	2.0	1.0–2.0	676	$6,638	$9.81	2d	26	0.41mi
855 Brannan St San Francisco, CA	3.0	1.0–2.0	958	$4,970	$5.19	3d	14	0.42mi
1222 Harrison St San Francisco, CA	2.0	1.0–2.5	873	$5,479	$6.28	0d	33	0.43mi
139 Stillman St #4 San Francisco, CA	1.0	1.0	715	$4,095	$5.73	24d	1	0.43mi
1075 Market St San Francisco, CA	1.0	1.0	546	$3,500	$6.40	120d	2	0.46mi
960 Market St San Francisco, CA	1.0	1.0	613	$3,995	$6.52	60d	1	0.46mi
1075 Market St #603 San Francisco, CA	—	1.0	445	$3,300	$7.42	103d	1	0.47mi
1188 Mission St San Francisco, CA	1.0	1.0	569	$3,986	$7.00	0d	14	0.47mi
1075 Market St #461 San Francisco, CA	1.0	1.0	648	$3,460	$5.34	116d	1	0.47mi
246 Ritch St San Francisco, CA	—	1.0	401	$3,695	$9.21	0d	1	0.47mi
1028 Market St San Francisco, CA	2.0	1.0–2.0	691	$4,110	$5.94	0d	7	0.48mi
1190 Mission St San Francisco, CA	1.0	1.0	487	$3,840	$7.89	0d	8	0.50mi
360 Berry St San Francisco, CA	1.0–2.0	1.0–2.0	820	$4,396	$5.36	0d	8	0.50mi
300 Berry St #907 San Francisco, CA	1.0	1.0	732	$5,000	$6.83	103d	1	0.51mi

Property features AI

Finance

• HOA & community: Homeowners association with monthly feeHOA fee $560 monthlyCommunity of 90 unitsCommunity amenities include barbecue and roof deckCats and dogs allowed

Exterior

• Home design: Contemporary / Modern/High Tech condominiumNew construction (2025)
• Construction: Concrete foundation
• Exterior features: Entry level unit (ground level)

Interior

• Kitchen: DishwasherGarbage disposalFree‑standing gas range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Heat pump for heating and coolingDishwasherGarbage disposalFree‑standing gas range
• Laundry & utility: Washer/dryer hookups only

HOA detail $560/mo · $6,720/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-07-09
   days on market $399,000 Active 34 DOM
2. 2026-07-07
   days on market $399,000 Active 32 DOM
3. 2026-07-06
   days on market $399,000 Active 31 DOM
4. 2026-07-06
   days on market $399,000 Active 30 DOM
5. 2026-07-05
   days on market $399,000 Active 29 DOM
6. 2026-07-03
   days on market $399,000 Active 28 DOM
7. 2026-07-02
   days on market $399,000 Active 27 DOM
8. 2026-07-01
   days on market $399,000 Active 26 DOM
9. 2026-06-30
   days on market $399,000 Active 25 DOM
10. 2026-06-29
    days on market $399,000 Active 24 DOM
11. 2026-06-28
    days on market $399,000 Active 23 DOM
12. 2026-06-27
    days on market $399,000 Active 22 DOM
13. 2026-06-26
    days on market $399,000 Active 21 DOM
14. 2026-06-24
    days on market $399,000 Active 19 DOM
15. 2026-06-22
    days on market $399,000 Active 17 DOM
16. 2026-06-21
    days on market $399,000 Active 16 DOM
17. 2026-06-18
    days on market $399,000 Active 13 DOM
18. 2026-06-17
    days on market $399,000 Active 12 DOM
19. 2026-06-16
    days on market $399,000 Active 11 DOM
20. 2026-06-15
    days on market $399,000 Active 10 DOM
21. 2026-06-13
    days on market $399,000 Active 8 DOM
22. 2026-06-13
    days on market $399,000 Active 7 DOM
23. 2026-06-09
    days on market $399,000 Active 4 DOM
24. 2026-06-08
    days on market $399,000 Active 3 DOM
25. 2026-06-07
    remarks 699-char remark
26. 2026-06-07
    listed $399,000 Active 2 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% 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: $45,446
• − Mortgage interest: −$32,942
• − Property taxes: −$8,821
• − Insurance: −$2,940
• − Repairs & maintenance: −$3,636
• − Management: −$3,636
• − HOA: −$6,720
• − Depreciation: −$17,108
• Taxable loss: −$30,357
• Est. tax savings @ 24.0%: +$7,286
• After-tax cash flow: $-12,302/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 · 10 photos

Excellent 95/100 None rehab

This modern, move-in-ready condo is in excellent condition with no visible repairs needed. It offers a prime location and a well-maintained interior, making it an attractive investment opportunity.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can make a home look more inviting and modern. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and appealing to potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern, high-end appliances can significantly boost the home's appeal to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract tenants who value energy efficiency and convenience. ↑

Zoned Schools

Elementary Webster (Daniel) Elementary Middle King Jr. (Martin Luther) Academic Middle High S.f. International High

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

B Composite livability gradescore 76/100

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 · 1,030,936 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association with monthly feeHOA fee $560 monthlyCommunity of 90 unitsCommunity amenities include barbecue and roof deckCats and dogs allowed

Exterior

• Home design: Contemporary / Modern/High Tech condominiumNew construction (2025)
• Construction: Concrete foundation
• Exterior features: Entry level unit (ground level)

Interior

• Kitchen: DishwasherGarbage disposalFree‑standing gas range
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Heat pump for heating and coolingDishwasherGarbage disposalFree‑standing gas range
• Laundry & utility: Washer/dryer hookups only

Price history

1 event — show timeline

• 2026-06-05 Listed $399,000 San Francisco MLS