2745 Anza St · San Francisco, CA 94121

$1,700,000

5 bd · 6.0 ba · 3,640 sqft · MultiFamily public records · 12 Days on market

Built 1963 2,500 sqft lot $467/sqft · 6% below area Est $1800k · 6% under

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +8.2/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Family-Owned Inner Richmond 4-Plex Since 1990 - Photos and Disclosures now available! First time on the market in 64 years! 2745 Anza Street is a classic San Francisco quadruplex in the heart of the vibrant Central Richmond. Held by the same family for over three decades, this well-maintained building is currently undergoing a striking 2026 Warm Modern exterior transformation. This is a rare turn-key income opportunity where the management work has been done for you. All units are currently occupied with rents fully up-to-date on all legal increases. This offers the buyer immediate, stabilized cash flow in a high-demand submarket with a 1.2-month supply of inventory. Situated in a Walker's Paradise, the building is blocks from the culinary gems of Clement Street, Geary Boulevard, and Golden Gate Park. The tenant profile includes protected senior residents, offering long-term stability in one of SF's most resilient rental micro-markets.

Key facts

• Walker's paradise
• Long-term stability
• 2,500 sq ft lot

Tags

• VIBRANT CENTRAL RICHMOND
• TURN-KEY INCOME OPPORTUNITY
• IMMEDIATE STABILIZED CASH FLOW
• WALKER'S PARADISE
• BLOCKS FROM CULINARY GEMS
• LONG-TERM STABILITY

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/1.5-bath units multifamily listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $6k ($73k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.70M).
• Cap rate 10.6% 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 (+13.0%/yr); 74 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $22,439/mo this rent would consume 202% of the median local household income ($133k/yr) (locally 2072% 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 $12k of loan paydown is wiped out by about $51k 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 $476k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $1,700,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.32% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $1,799,506
• List price: $1,700,000
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4138-4140 Fulton St	0.36mi	6/5.0 (+1)	3,847 (+6%)	0mo	$3,140,000	$816	64
1614-1618 Balboa St	0.13mi	5/2.0	3,263 (-10%)	1mo	$1,600,000	$490	60
779-781 24th Ave	0.39mi	4/2.0 (-1)	3,600 (-1%)	2mo	$2,100,000	$583	58
326 11th Ave	0.53mi	4/4.0 (-1)	3,580 (-2%)	2mo	$1,825,000	$510	57
1714-1718 Anza St	0.62mi	5/3.0	3,572 (-2%)	1mo	$2,505,000	$701	55
1608 Balboa St	0.13mi	6/2.0 (+1)	3,296 (-10%)	5mo	$1,550,000	$470	54
563-565 20th Ave	0.11mi	4/2.0 (-1)	3,210 (-12%)	3mo	$1,300,000	$405	53
374-376 Funston Ave	0.41mi	6/4.0 (+1)	4,116 (+13%)	7mo	$1,715,000	$417	40
171 23rd Ave	0.52mi	5/2.0	3,220 (-12%)	3mo	$2,125,000	$660	38
874 27th Ave	0.57mi	4/2.0 (-1)	3,290 (-10%)	2mo	$2,600,000	$790	35
814-816 25th Ave	0.44mi	4/2.0 (-1)	3,100 (-15%)	3mo	$2,120,000	$684	32
167-169 11th Ave	0.63mi	5/2.0	3,098 (-15%)	2mo	$2,910,000	$939	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 11.4%
• Equity multiple: 1.48×
• Total profit: $228,335
• Equity at exit: $253,476

10-year hold

• IRR: 24.1%
• Equity multiple: 3.60×
• Total profit: $1,235,424
• Equity at exit: $146,985

Cash invested: $476,000 (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 94121

• Rents YoY: 13.0%
• Active inventory: 74
• Price-to-rent: 25.3×

Monthly cashflow live

• Estimated rent: $22,439 medium
• Mortgage (P&I): −$8,915
• Tax from tax record: −$2,060 /mo · $24,718/yr
• Insurance: −$708
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,712
• Net cashflow: $6,044

Break-even live

Break-even rent $14,789

Max offer price $1,700,000

Occupancy floor 68%

Sensitivity live

Price	-10% $7,006	-5% $6,525	+0% $6,044	+5% $5,563	+10% $5,081
Rent	-10% $4,271	-5% $5,157	+0% $6,044	+5% $6,930	+10% $7,816
Rate	-1.0pp $6,900	-0.5pp $6,476	base $6,044	+0.5pp $5,603	+1.0pp $5,155

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	1.5	$22,440
Total (4 units)			$22,439

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: $425,000
• Closing costs: $51,000
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-13
   listed $1,700,000 Active 952-char remark

   Show marketing remark (952 chars)

   Family-Owned Inner Richmond 4-Plex Since 1990 - Photos and Disclosures now available! First time on the market in 64 years! 2745 Anza Street is a classic San Francisco quadruplex in the heart of the vibrant Central Richmond. Held by the same family for over three decades, this well-maintained building is currently undergoing a striking 2026 Warm Modern exterior transformation. This is a rare turn-key income opportunity where the management work has been done for you. All units are currently occupied with rents fully up-to-date on all legal increases. This offers the buyer immediate, stabilized cash flow in a high-demand submarket with a 1.2-month supply of inventory. Situated in a Walker's Paradise, the building is blocks from the culinary gems of Clement Street, Geary Boulevard, and Golden Gate Park. The tenant profile includes protected senior residents, offering long-term stability in one of SF's most resilient rental micro-markets.

ⓘ 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: $24,718 · $2,060/mo
• Projected year-2 tax: $24,718 · $2,060/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥77°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 13 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $269,268
• − Mortgage interest: −$95,226
• − Property taxes: −$24,718
• − Insurance: −$8,500
• − Repairs & maintenance: −$21,541
• − Management: −$21,541
• − Depreciation: −$49,455
• Taxable income: $48,286
• Est. tax owed @ 24.0%: −$11,589
• After-tax cash flow: $60,935/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): 41,995
• Household income: $133,358
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 2072.0

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 0.65)
• Race & ethnicity: Asian 42% White 41% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Scotch-Irish 3% Lithuanian 2% Romanian 2%
• Foreign-born: 35% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 22% Russian/Polish/Slavic 4% Spanish 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: ▼ -1078.57%
• Current HPI: 266.5786
• Rent YoY: ▲ 13.03%
• 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

• 2026-05-13 Listed $1,700,000 San Francisco MLS

Property tax history

+15.6%/yr

Latest (2025): $24,718 · +3.0% YoY. Source: county tax records.