729-733 Randolph St · San Francisco, CA 94132

$1,400,000

12 bd · 6.0 ba · 3,242 sqft · MultiFamily · 96 Days on market

Built 1947 Fair condition 1,350 sqft lot $432/sqft · 21% above area Est $1161k · 21% over

---

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).

• Cash flow +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Welcome to 729 Randolph Street, a compelling mixed-use investment opportunity in San Francisco's desirable Ingleside Heights neighborhood. Built in 1947, the 3,347-square-foot building sits on a prominent corner lot, offering excellent visibility, strong curb appeal, and convenient access to nearby transit and neighborhood amenities. The property features two residential units above a ground-floor retail space. The residential component consists of two (2)spacious two-bedroom, one-bathroom units, one of which is currently vacant providing immediate upside through lease-up at market rents or the option for owner-occupancy. The ground-floor retail space is occupied by an established neighborhood liquor store, delivering a stable income stream and diversified tenancy.

Key facts

• Excellent visibility
• Strong curb appeal
• Convenient access

Tags

• INGLESIDE HEIGHTS NEIGHBORHOOD
• CORNER LOT
• EXCELLENT VISIBILITY
• STRONG CURB APPEAL
• CONVENIENT ACCESS
• GROUND-FLOOR RETAIL SPACE

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/2.0-bath units multifamily listed at $1.40M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.40M).
• Recommended offer: $1.27M (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 38 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $16,149/mo this rent would consume 173% of the median local household income ($112k/yr) (locally 1995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $10k of loan paydown is wiped out by about $42k 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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($1.27M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,274,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $1,160,889
• List price: $1,400,000
• Delta: 20.60%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-30,282
• Equity at exit: $208,745

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $227,432
• Equity at exit: $121,046

Cash invested: $392,000 (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 94132

• Active inventory: 38
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $16,149 medium
• Mortgage (P&I): −$7,342
• Tax est. 1.5%: −$1,750 /mo · $21,000/yr
• Insurance: −$583
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,391
• Net cashflow: $3,083

Break-even live

Break-even rent $12,247

Max offer price $1,400,000

Occupancy floor 76%

Sensitivity live

Price	-10% $4,050	-5% $3,566	+0% $3,083	+5% $2,599	+10% $2,115
Rent	-10% $1,807	-5% $2,445	+0% $3,083	+5% $3,721	+10% $4,358
Rate	-1.0pp $3,788	-0.5pp $3,439	base $3,083	+0.5pp $2,720	+1.0pp $2,351

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	2	$16,149
Total (3 units)			$16,149

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: $350,000
• Closing costs: $42,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $1,400,000 Active 96 DOM
2. 2026-06-18
   days on market $1,400,000 Active 93 DOM
3. 2026-06-17
   days on market $1,400,000 Active 92 DOM
4. 2026-06-16
   days on market $1,400,000 Active 91 DOM
5. 2026-06-15
   days on market $1,400,000 Active 90 DOM
6. 2026-06-13
   days on market $1,400,000 Active 88 DOM
7. 2026-06-13
   days on market $1,400,000 Active 87 DOM
8. 2026-06-09
   days on market $1,400,000 Active 84 DOM
9. 2026-06-08
   days on market $1,400,000 Active 83 DOM
10. 2026-06-07
    days on market $1,400,000 Active 82 DOM
11. 2026-06-04
    days on market $1,400,000 Active 79 DOM
12. 2026-06-03
    days on market $1,400,000 Active 78 DOM
13. 2026-06-02
    days on market $1,400,000 Active 77 DOM
14. 2026-06-01
    days on market $1,400,000 Active 76 DOM
15. 2026-05-31
    days on market $1,400,000 Active 75 DOM
16. 2026-03-17
    listed $1,400,000 Active 775-char remark

    Show marketing remark (775 chars)

    Welcome to 729 Randolph Street, a compelling mixed-use investment opportunity in San Francisco's desirable Ingleside Heights neighborhood. Built in 1947, the 3,347-square-foot building sits on a prominent corner lot, offering excellent visibility, strong curb appeal, and convenient access to nearby transit and neighborhood amenities. The property features two residential units above a ground-floor retail space. The residential component consists of two (2)spacious two-bedroom, one-bathroom units, one of which is currently vacant providing immediate upside through lease-up at market rents or the option for owner-occupancy. The ground-floor retail space is occupied by an established neighborhood liquor store, delivering a stable income stream and diversified tenancy.

17. 2026-03-17
    listed $1,400,000 Active 775-char remark

    Show marketing remark (775 chars)

    Welcome to 729 Randolph Street, a compelling mixed-use investment opportunity in San Francisco's desirable Ingleside Heights neighborhood. Built in 1947, the 3,347-square-foot building sits on a prominent corner lot, offering excellent visibility, strong curb appeal, and convenient access to nearby transit and neighborhood amenities. The property features two residential units above a ground-floor retail space. The residential component consists of two (2)spacious two-bedroom, one-bathroom units, one of which is currently vacant providing immediate upside through lease-up at market rents or the option for owner-occupancy. The ground-floor retail space is occupied by an established neighborhood liquor store, delivering a stable income stream and diversified tenancy.

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

Taxation est. · year 1

• Rental income: $193,788
• − Mortgage interest: −$78,422
• − Property taxes: −$21,000
• − Insurance: −$7,000
• − Repairs & maintenance: −$15,503
• − Management: −$15,503
• − Depreciation: −$40,727
• Taxable income: $15,633
• Est. tax owed @ 24.0%: −$3,752
• After-tax cash flow: $33,240/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some repairs and maintenance needed. Upgrading the exterior, bathrooms, and HVAC systems can significantly increase its value.

Repairs flagged

• Major exterior fencing — Sections of the fencing appear to be missing or damaged, requiring immediate repair.
• Minor exterior vegetation — The vegetation is overgrown and requires trimming and maintenance.
• Major bathroom fixtures — The outdated fixtures and tiles in the bathrooms need to be replaced.

Value-add opportunities

• Both Painting the interior and exterior walls — Painting the walls can improve the overall appearance of the property and make it more appealing to potential buyers or renters.
• Both Replacing outdated fixtures and tiles in the bathrooms — Replacing outdated fixtures and tiles can improve the functionality and appearance of the bathrooms, making the property more attractive to potential buyers or renters.
• Both Upgrading the HVAC and mechanical systems — Upgrading the HVAC and mechanical systems can improve the comfort and energy efficiency of the property, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior fencing · Sections of the fencing appear to be missing or damaged, requiring immediate repair.	Major	$15,000–50,000
exterior vegetation · The vegetation is overgrown and requires trimming and maintenance.	Minor	$500–3,000
bathroom fixtures · The outdated fixtures and tiles in the bathrooms need to be replaced.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Painting the interior and exterior walls — Painting the walls can improve the overall appearance of the property and make it more appealing to potential buyers or renters. ↑
• Both Replacing outdated fixtures and tiles in the bathrooms — Replacing outdated fixtures and tiles can improve the functionality and appearance of the bathrooms, making the property more attractive to potential buyers or renters. ↑
• Both Upgrading the HVAC and mechanical systems — Upgrading the HVAC and mechanical systems can improve the comfort and energy efficiency of the property, making it more attractive to potential buyers or 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): 26,859
• Household income: $112,292
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 1995.0

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 0.69)
• Race & ethnicity: Asian 48% White 25% Hispanic / Latino 14% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 2% Romanian 1% Italian 1%
• Foreign-born: 40% · China, Canada, Vietnam
• Languages at home: 49% English-only · Chinese 23% Spanish 8% Other Asian/Pacific 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: ▼ -1202.86%
• Current HPI: 278.1876
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-17 Listed $1,400,000 MLSListings
• 2026-03-17 Listed $1,400,000 bridgeMLS, Bay East AOR, or Contra Costa AOR