365 Half Moon Ln #12 · Daly City, CA 94015

$498,000

2 bd · 1.5 ba · 1,048 sqft · Condo public records · 13 Days on market

Built 1974 $571/mo HOA · 15% of rent

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Why this score? — see what drove the F 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
• Cash flow +7.0/30.0
• Rent growth +4.3/5.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Devonshire Townhome style/condo in Crown Colony! This spacious corner unit, two-bedroom, multi level layout features one-and-a-half baths and a combined living and dining room with a cozy fireplace and kitchen. The living and dining areas have tile flooring, while the rest of the home showcases beautiful hardwood floors. Fresh paint, new doors, and updated light fixtures throughout the unit create a bright and inviting atmosphere. Small private patio at entrance. Amenities include two pools, one of which is a heated in-ground pool, as well as a spa, steam room, and sauna, perfect for relaxation. Residents can also enjoy access to a gated dog park, a fitness center, and a club

Key facts

• Gated dog park
• Tile flooring
• Cozy fireplace

Tags

• COZY FIREPLACE
• TILE FLOORING
• HARDWOOD FLOORS
• SMALL PATIO
• HEATED IN-GROUND POOL
• GATED DOG PARK

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee: monthly; Association covers common area maintenance, structure insurance and maintenance, sewer, trash and water; Community amenities: clubhouse, dog park, coin laundry, sauna, spa/hot tub, tennis courts; Community size: approx. 900 units

Exterior

• Parking: Assigned, independent on-site parking (1 space)
• Security: Carbon monoxide detectors; Smoke detectors; Gated community with guard
• Utilities: 220V electric; Public water
• Home design: Residential condominium; Entry level: Ground
• Construction: Built in 1974; Shingle roof
• Exterior features: Front porch; In-ground pool; Built-in spa / hot tub

Interior

• Kitchen: Free-standing refrigerator; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Baseboard heating
• Interior features: Built-in storage; Wood-burning fireplace
• Laundry & utility: Laundry: Other (coin laundry in community listed under association amenities)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $498k.

Deal economics

• At list price, monthly cash flow is $-741 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $381k (23.5% below list).
• Recommended offer: $367k (26.3% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.1% in Daly City — 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 82/100 on livability (#35 in CA, #1,221 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• South San Francisco Unified (urban): math 38% / reading 47% proficiency, ranked #176 of 517 in CA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Junipero Serra Elementary (math 42% / reading 47%, grade F, #496 of 1,571 statewide, top 34%, 291 students, 27% FRL); Alta Loma Middle (math 32% / reading 42%, grade F, #170 of 498 statewide, top 35%, 628 students, 34% FRL); El Camino High (math 47% / reading 62%, grade C-, #256 of 1,170 statewide, top 24%, 1,173 students, 25% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising fast (+7.0%/yr); 34 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,019 units permitted in San Mateo County in 2024 (484 in 5+ unit buildings).
• This rent runs 36% of the median local income ($127k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• San Mateo County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y 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 $367,129 (26.3% 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.38%
• DSCR: 0.72
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.04% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.20×
• Total profit: $-111,514
• Equity at exit: $74,253

10-year hold

• IRR: -8.2%
• Equity multiple: 0.39×
• Total profit: $-84,959
• Equity at exit: $43,058

Cash invested: $139,440 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 94015

• Rents YoY: 7.0%
• Active inventory: 34
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,811 high
• Mortgage (P&I): −$2,612
• Tax from tax record: −$361 /mo · $4,335/yr
• Insurance: −$208
• HOA: −$571
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $-741

Break-even live

Break-even rent $4,748

Max offer price $367,129

Occupancy floor —

Sensitivity live

Price	-10% $-459	-5% $-600	+0% $-741	+5% $-882	+10% $-1,023
Rent	-10% $-1,042	-5% $-891	+0% $-741	+5% $-590	+10% $-440
Rate	-1.0pp $-490	-0.5pp $-614	base $-741	+0.5pp $-870	+1.0pp $-1,001

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: $124,500
• Closing costs: $14,940
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
925 Newman Dr South San Francisco, CA	3.0	1.0	1000	$4,495	$4.50	6d	1	0.42mi
134 Hilton Ave South San Francisco, CA	3.0	1.0	1050	$4,295	$4.09	0d	1	0.52mi
643 Gellert Blvd Daly City, CA	3.0	2.0	1420	$5,250	$3.70	11d	1	0.58mi
645 Gellert Blvd Daly City, CA	2.0	2.5	975	$4,250	$4.36	45d	1	0.59mi
308 Barbara Ln Daly City, CA	2.0	1.5	1200	$3,500	$2.92	19d	1	0.64mi
960 St Francis Blvd Daly City, CA	2.0	1.0	637	$3,936	$6.18	0d	6	0.78mi
435 Gateway Dr Pacifica, CA	2.0	1.0–2.0	718	$2,999	$4.17	0d	4	0.79mi
265 Gateway Dr Pacifica, CA	1.0–2.0	1.0–2.0	850	$3,470	$4.08	0d	1	0.81mi
670 Hickey Blvd Pacifica, CA	1.0–2.0	1.0–2.0	855	$4,062	$4.75	0d	13	0.86mi
300 Warwick St Unit 1 Daly City, CA	1.0	1.0	850	$1,380	$1.62	0d	1	0.94mi
101 McLellan Dr South San Francisco, CA	2.0	1.0–2.0	779	$3,760	$4.83	0d	7	0.99mi
258 Canterbury Ave Daly City, CA	3.0	2.0	1230	$4,900	$3.98	18d	1	1.09mi
26 Camelot Ct Daly City, CA	3.0	2.0	1260	$4,395	$3.49	45d	1	1.10mi
572 King Dr Daly City, CA	1.0	1.0	750	$3,125	$4.17	0d	1	1.14mi
3855 Carter Dr South San Francisco, CA	2.0	2.0	1105	$3,950	$3.57	6d	1	1.17mi
160 Belhaven Ave Daly City, CA	3.0	2.0	1180	$4,100	$3.47	3d	1	1.18mi
1215 Skyline Dr Daly City, CA	3.0	2.0	1110	$3,400	$3.06	25d	1	1.21mi
7800 El Camino Real Colma, CA	3.0	1.0–2.0	879	$4,151	$4.72	0d	2	1.24mi
225 Alta Mesa Dr South San Francisco, CA	3.0	1.0	1230	$5,100	$4.15	0d	1	1.27mi
2210 Gellert Blvd #5405 South San Francisco, CA	3.0	2.0	1290	$4,250	$3.29	3d	1	1.41mi
2700 Kilconway Ln South San Francisco, CA	2.0	1.0	850	$3,300	$3.88	6d	1	1.48mi
5007 Palmetto Ave #43 Pacifica, CA	2.0	1.0	1000	$3,800	$3.80	25d	1	1.49mi

HOA detail condo

• Monthly dues: $571 · $6,852/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-14
   listed $498,000 Active 1344-char remark
2. 2012-11-19
   soldstatus $282,000 Sold 231-char remark
3. 2012-11-19
   soldstatus $282,000
4. 2012-09-06
   status Contingent 231-char remark
5. 2012-09-01
   listed $255,000 Active 231-char remark
6. 1999-09-17
   soldstatus $218,000
7. 1999-09-17
   historical
8. 1999-09-17
   soldstatus $218,000
9. 1999-09-16
   historical
10. 1999-09-16
    soldstatus $218,000
11. 1999-09-16
    listed $218,300
12. 1999-09-16
    listed $218,300
13. 1991-03-20
    soldstatus $168,500
14. 1989-06-22
    soldstatus $150,000
15. 1987-11-12
    soldstatus $107,000

ⓘ 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: $4,335 · $361/mo
• Projected year-2 tax: $4,335 · $361/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,729
• − Mortgage interest: −$27,896
• − Property taxes: −$4,335
• − Insurance: −$2,490
• − Repairs & maintenance: −$3,658
• − Management: −$3,658
• − HOA: −$6,852
• − Depreciation: −$14,487
• Taxable loss: −$17,648
• Est. tax savings @ 24.0%: +$4,235
• After-tax cash flow: $-4,655/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: South San Francisco Unified
• NCES district ID: 0637530
• Math proficiency: 38% ▼ -6.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $82,986
• Composite: 39.69/100
• National rank: #3905
• State rank: #176 of 517 in CA

Livability — Daly City

• Score: 82/100
• State rank: #35
• US rank: #1221

Category grades

Amenities A+ Commute A+ Cost of living F Crime C Employment A+ Housing B- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daly City, CA
• County: San Mateo County · 733,415 people
• City population: 109,406
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 64,091
• Household income: $127,056
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 2344.0

Population outlook (San Mateo County) Hauer SSP2

• Today (2025): 864,008 people
• By 2030: 910,523 · +5.4%
• By 2040: 997,285 · +15.4%
• By 2050: 1,071,189 · +24.0%
• By 2075: 1,197,206 · +38.6%
• By 2100: 1,192,523 · +38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Asian 60% Hispanic / Latino 16% White 15% Two or more races 10% Black 3% Pacific Islander 1% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 1% Italian 1% Estonian 1%
• Foreign-born: 47% · China, Canada, Philippines
• Languages at home: 42% English-only · Tagalog/Filipino 21% Chinese 15% Spanish 10%

Political lean MEDSL · San Mateo

• 2024 margin: Solid D (+50.3) · D 73.5% · R 23.2% · Other 3.3%
• 2008→2024 swing: +1.6pp toward D · 2008: 48.7pp · 2024: 50.3pp
• All cycles: 2024: D+50.3 2020: D+57.7 2016: D+57.7 2012: D+44.8 2008: D+48.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1094.07%
• Current HPI: 323.7212
• Rent YoY: ▲ 7.04%
• 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

+465.4% since first listed

11 events — show timeline

• 2026-06-10 Sold (MLS) $605,000 San Francisco MLS
• 2026-05-27 Pending — San Francisco MLS
• 2026-05-14 Listed $498,000 San Francisco MLS
• 2012-11-19 Sold (Public Records) $282,000 Public Records
• 1999-09-17 Sold (Public Records) $218,000 Public Records
• 1999-09-17 Sold (MLS) $218,000 San Francisco MLS
• 1999-09-16 Listed $218,300 San Francisco MLS
• 1999-09-16 Delisted — San Francisco MLS
• 1991-03-20 Sold (Public Records) $168,500 Public Records
• 1989-06-22 Sold (Public Records) $150,000 Public Records
• 1987-11-12 Sold (Public Records) $107,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,335 · +2.0% YoY. Source: county tax records.