1913 Oakdale Ave · San Francisco, CA 94124

$1,200,000

6 bd · 4.0 ba · 3,000 sqft · MultiFamily public records · 36 Days on market

Built 1992 2,500 sqft lot $400/sqft · at area comps Est $1199k · at est.

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 2,500 sq ft lot
• Built 1992
• Listed 36 days

Property features AI

Finance

• Financial info: Residential income property with 3 units (2 leased, 1 vacant)
• HOA & community: No association fee

Exterior

• Parking: Garage-level bonus apartment (implies garage-level access)
• Security: Carbon monoxide detectors; Smoke detectors; Security gate; Window bars
• Utilities: City water; Public sewer; Separate gas meter; Separate electric meter
• Home design: Residential income property (duplex); Contemporary style; Three or more levels; Built in 1992
• Construction: Stucco and wood siding exterior; Tar and gravel roof; Built in 1992
• Exterior features: Uncovered patio; Dual-pane partial windows; Level lot with regular shape

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 8 total bedrooms; Unit breakdown includes two 3-bedroom units and one 2-bedroom bonus unit
• Flooring: Simulated wood; Tile; Vinyl
• Bathrooms: 3 bathrooms total (2 full, 1 partial)
• Heating & cooling: Central heating; No cooling
• Interior features: Storage; Basement apartment
• Laundry & utility: Coin-operated laundry in a common area

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 93 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $13,252/mo this rent would consume 198% of the median local household income ($81k/yr) (locally 1605% 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 $8k of loan paydown is wiped out by about $36k 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 36 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.

Recommended offer $1,164,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (median comp): $1,199,108
• List price: $1,200,000
• Delta: 0.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1789 Mckinnon Ave	0.20mi	7/2.0 (+1)	3,200 (+7%)	5mo	$1,160,100	$363	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-62,517
• Equity at exit: $178,924

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $116,188
• Equity at exit: $103,754

Cash invested: $336,000 (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 94124

• Active inventory: 93
• Price-to-rent: 22.6×

Monthly cashflow live

• Estimated rent: $13,252 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,609 /mo · $19,306/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,783
• Net cashflow: $2,067

Break-even live

Break-even rent $10,635

Max offer price $1,200,000

Occupancy floor 79%

Sensitivity live

Price	-10% $2,747	-5% $2,407	+0% $2,067	+5% $1,728	+10% $1,388
Rent	-10% $1,020	-5% $1,544	+0% $2,067	+5% $2,591	+10% $3,114
Rate	-1.0pp $2,672	-0.5pp $2,373	base $2,067	+0.5pp $1,756	+1.0pp $1,440

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$13,251
Total (3 units)			$13,252

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Kirkwood Ave San Francisco, CA	7.0	4.0	2863	$8,500	$2.97	44d	1	0.47mi

Listing history 15 events

1. 2026-06-18
   days on market $1,200,000 Active 36 DOM
2. 2026-06-17
   days on market $1,200,000 Active 35 DOM
3. 2026-06-16
   days on market $1,200,000 Active 34 DOM
4. 2026-06-15
   days on market $1,200,000 Active 33 DOM
5. 2026-06-13
   days on market $1,200,000 Active 31 DOM
6. 2026-06-13
   days on market $1,200,000 Active 30 DOM
7. 2026-06-09
   days on market $1,200,000 Active 27 DOM
8. 2026-06-08
   days on market $1,200,000 Active 26 DOM
9. 2026-06-07
   days on market $1,200,000 Active 25 DOM
10. 2026-06-04
    days on market $1,200,000 Active 22 DOM
11. 2026-06-03
    days on market $1,200,000 Active 21 DOM
12. 2026-06-02
    days on market $1,200,000 Active 20 DOM
13. 2026-06-01
    days on market $1,200,000 Active 19 DOM
14. 2026-05-31
    days on market $1,200,000 Active 18 DOM
15. 2026-05-13
    listed $1,200,000 Active 460-char remark

ⓘ 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: $19,306 · $1,609/mo
• Projected year-2 tax: $19,306 · $1,609/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 2/10 Low 7 d/yr ≥78°F today · 16 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: $159,024
• − Mortgage interest: −$67,219
• − Property taxes: −$19,306
• − Insurance: −$6,000
• − Repairs & maintenance: −$12,722
• − Management: −$12,722
• − Depreciation: −$34,909
• Taxable income: $6,146
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $23,332/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): 34,475
• Household income: $80,509
• Rent vs Own: 49.7% rent · 50.3% own
• Severe rent burden: 1605.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Asian 36% Black 25% Hispanic / Latino 25% Two or more races 9% White 8% Pacific Islander 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 37% · China, Canada, Vietnam
• Languages at home: 47% English-only · Chinese 24% Spanish 20% Vietnamese 2%

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: ▼ -909.13%
• Current HPI: 275.3568
• 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

1 event — show timeline

• 2026-05-13 Listed $1,200,000 San Francisco MLS

Property tax history

+7.9%/yr

Latest (2025): $19,306 · +0.8% YoY. Source: county tax records.