900 North Point St #217 · San Francisco, CA 94109

$85,000

2 bd · 2.0 ba · 1,132 sqft · SingleFamily · 61 Days on market

Built 2008 2.61 ac lot $1440/mo HOA · 24% of rent

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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).

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

Listing remarks

Experience the exceptional privilege of 1/10th fractional ownership at Fairmont Heritage Place Ghirardelli Square, where the comfort of home meets the luxury of urban living, San Francisco-style. Starting at your arrival, with valet service available to park your car in the owner parking garage. This stunning 2 bedroom, 2 bathroom fully furnished unit features a fully equipped kitchen, which can be stocked with your favorite items by the Owner Services team, a living roomwith fireplace, Unwind in spa-like bathroom and enjoy the convenience of an in-room washer and dryer. Enjoy weekly Wine and Cheese Hour in the Owner's Lounge, relax outdoors on numerous terraces with firepits, and get to kn

Key facts

• Outdoor terraces
• Spa-like bathroom
• Owner parking garage

Tags

• OWNER PARKING GARAGE
• FULLY EQUIPPED KITCHEN
• LIVING ROOM WITH FIREPLACE
• SPA-LIKE BATHROOM
• IN-ROOM WASHER AND DRYER
• OUTDOOR TERRACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 44.8% 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.
• Market conditions: Rents rising fast (+15.6%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $6,020/mo this rent would consume 68% of the median local household income ($106k/yr) (locally 5272% 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 $5k of equity ($588 loan paydown + $4k appreciation (5.0% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.0% appreciation + 8.0% rent growth), your $24k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 7.08% ✓
• Cap rate: 44.82%
• Cash-on-cash: 137.58%
• DSCR: 7.12
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $1,169,356
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 North View Ct	0.12mi	3/1.5 (+1)	1,100 (-3%)	23mo	$488,000	$444	64
1444 Vallejo St #2	0.60mi	2/2.0	1,133 (+0%)	14mo	$1,170,000	$1,033	60
851 Lombard St #851	0.48mi	2/1.0	1,224 (+8%)	4mo	$763,375	$624	57
424 Francisco St	0.59mi	2/2.0	1,025 (-10%)	7mo	$965,000	$941	51
3110 Buchanan St	0.69mi	2/1.5	1,066 (-6%)	6mo	$1,980,000	$1,857	50
22 Morrell St	0.73mi	1/1.0 (-1)	1,068 (-6%)	1mo	$1,425,000	$1,334	46
1310-1314 Greenwich St #201	0.35mi	2/1.0	963 (-15%)	12mo	$950,000	$987	44
44 Lynch St	0.75mi	2/1.0	1,044 (-8%)	7mo	$1,408,888	$1,350	42
1274 Vallejo St	0.62mi	3/1.0 (+1)	1,265 (+12%)	18mo	$1,135,000	$897	28
896 Green St	0.69mi	3/2.0 (+1)	1,260 (+11%)	20mo	$1,575,000	$1,250	27

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

Projected returns pro-forma

5.02% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.51×
• Total profit: $226,280
• Equity at exit: $48,278

10-year hold

• IRR: —
• Equity multiple: 26.71×
• Total profit: $611,957
• Equity at exit: $83,413

Cash invested: $23,800 (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 94109

• Home prices YoY: 2.9%
• Rents YoY: 15.6%
• Active inventory: 155
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $6,020 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$1,440
• Vacancy / Maint / Mgmt: −$1,264
• Net cashflow: $2,729

Break-even live

Break-even rent $2,566

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
990 Bay St San Francisco, CA	2.0	1.0	1035	$5,995	$5.79	24d	1	0.09mi
1305 Lombard St San Francisco, CA	2.0	2.0	1050	$8,995	$8.57	12d	1	0.32mi
1516 Lombard St San Francisco, CA	1.0	1.0	825	$4,500	$5.45	43d	1	0.38mi
1140 Greenwich St Unit 301 San Francisco, CA	1.0	1.0	1100	$3,500	$3.18	43d	1	0.40mi
1472 Filbert St San Francisco, CA	2.0	1.0	941	$7,895	$8.39	11d	1	0.43mi
1535 Chestnut St Unit 203 San Francisco, CA	2.0	2.0	1200	$6,195	$5.16	43d	1	0.44mi
71 Water St Unit 401 San Francisco, CA	2.0	1.0	763	$6,295	$8.25	43d	1	0.48mi
71 Water St Unit 101 San Francisco, CA	2.0	1.0	738	$5,850	$7.93	43d	1	0.48mi
71 Water St Unit 301 San Francisco, CA	2.0	1.0	763	$5,950	$7.80	43d	1	0.48mi
650 Chestnut St #104 San Francisco, CA	2.0	2.0	1080	$6,500	$6.02	7d	1	0.50mi
600 Chestnut St #301 San Francisco, CA	2.0	2.0	1098	$5,600	$5.10	43d	1	0.53mi
2233 Larkin St San Francisco, CA	2.0	1.0	1100	$6,200	$5.64	2d	1	0.53mi
1142 Green St Unit 1146 San Francisco, CA	2.0	1.0	1200	$4,795	$4.00	43d	1	0.57mi
33 Vandewater St #103 San Francisco, CA	2.0	2.0	950	$6,900	$7.26	18d	1	0.57mi
3322 Buchanan St San Francisco, CA	2.0	2.0	1271	$8,395	$6.61	21d	1	0.64mi
3322 Buchanan St San Francisco, CA	2.0	2.0	1030	$7,995	$7.76	3d	2	0.64mi
1808 Leavenworth St San Francisco, CA	3.0	1.0	1100	$6,475	$5.89	43d	1	0.65mi
2550 Gough St #6 San Francisco, CA	1.0	1.0	1009	$3,269	$3.24	43d	1	0.66mi
2211 Stockton St San Francisco, CA	2.0	1.0–2.0	647	$3,500	$5.41	43d	1	0.66mi
1750 Vallejo St Unit 402 San Francisco, CA	1.0	1.0	1000	$7,950	$7.95	16d	1	0.67mi
770 Filbert St Unit 3 San Francisco, CA	2.0	1.0	1050	$5,190	$4.94	43d	1	0.67mi
1690 Broadway San Francisco, CA	1.0–2.0	1.0	761	$6,995	$9.19	7d	2	0.71mi
1888 Green St San Francisco, CA	3.0	2.0	1455	$9,875	$6.79	43d	1	0.74mi
3575 Fillmore St Unit 206 San Francisco, CA	1.0	1.0	700	$3,995	$5.71	16d	1	0.81mi
1212 Pacific Ave Unit 3 San Francisco, CA	3.0	2.0	1000	$5,100	$5.10	5d	1	0.81mi
1860 Jackson St San Francisco, CA	1.0	1.0	1000	$5,495	$5.50	3d	1	0.85mi
90 Alhambra St San Francisco, CA	3.0	2.0	900	$8,695	$9.66	7d	1	0.85mi
1450 Washington St Unit 1450-07 San Francisco, CA	2.0	1.0	818	$6,500	$7.95	10d	1	0.89mi
2007 Pacific Ave Apt 6 San Francisco, CA	3.0	2.0	1131	$8,000	$7.07	16d	1	0.89mi
1369 Hyde St San Francisco, CA	3.0	1.0–2.0	1435	$6,695	$4.67	21d	1	0.91mi
2080 Gough St San Francisco, CA	2.0	2.0	1000	$7,495	$7.50	24d	1	0.94mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	884	$5,095	$5.76	3d	1	0.97mi
1755 Van Ness Ave San Francisco, CA	1.0	1.0	947	$5,195	$5.49	13d	1	0.97mi
1735 Van Ness Ave San Francisco, CA	2.0	1.0	1064	$12,225	$11.49	7d	2	0.98mi
2190 Washington St San Francisco, CA	1.0	1.0	950	$12,000	$12.63	1d	1	0.98mi
2360 Greenwich St San Francisco, CA	2.0	2.0	1354	$8,995	$6.64	16d	1	0.99mi
1310 Jones St San Francisco, CA	2.0	2.0	1367	$10,250	$7.50	3d	4	0.99mi
150 Lombard St San Francisco, CA	1.0	1.0	1150	$7,800	$6.78	43d	1	1.04mi
1501-1519 Polk St San Francisco, CA	2.0	1.0	1171	$5,295	$4.52	5d	2	1.05mi
1600 California St San Francisco, CA	2.0	1.0	1171	$5,295	$4.52	5d	1	1.06mi

HOA detail

• Monthly dues: $1,440 · $17,280/yr

Listing history 2 events

1. 2026-01-19
   status Pending
2. 2025-11-19
   listed $85,000 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 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: $72,245
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$5,780
• − Management: −$5,780
• − HOA: −$17,280
• − Depreciation: −$2,473
• Taxable income: $34,472
• Est. tax owed @ 24.0%: −$8,273
• After-tax cash flow: $24,471/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): 54,553
• Household income: $106,018
• Rent vs Own: 83.2% rent · 16.8% own
• Severe rent burden: 5272.0

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 0.66)
• Race & ethnicity: White 50% Asian 27% Hispanic / Latino 13% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 31% · China, Canada, Vietnam
• Languages at home: 64% English-only · Chinese 10% Spanish 7% Other Asian/Pacific 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: ▲ 5.02%
• Current HPI: 175.8886
• Rent YoY: ▲ 15.60%
• 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

2 events — show timeline

• 2026-01-19 Pending — BAREIS
• 2025-11-19 Listed $85,000 BAREIS