1578 Indiana St #11 · San Francisco, CA 94107

$375,000

1 bd · 1.5 ba · 962 sqft · Condo public records · 1406 Days on market

Built 2003 $390/sqft · 57% below area $937/mo HOA · 21% 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 +12.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fabulous opportunity for 1st time buyers - BMR unit. Designer Live/Work Loft, 1bdr. +den/(2nd bdr. ), abundance of natural light, HW floors, granite counter tops, tiled baths, skylights. Buyers must be 1st time home buyer & income eligible 1 pers. $79,200, 2 pers. $90,550, 3 pers. $101,800, 4 pers. $113,150. Applicaion, loan pre-approval & SF purchae contract due 12/19/08 at @ 5p. m. Fair housing opportunity. OFFERS DUE 12/19 5 P. M. PacUnion One Letterman Drive. See www. sfgov.org/moh for program info.

Key facts

• $937 HOA
• Parking
• Built 2003

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA fee includes building maintenance, management, trash, and water; Community of 12 units; Pets allowed (with limits)

Exterior

• Parking: On-site side-by-side parking (1 total space)
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Contemporary condominium; Built in 2003; Attached property
• Construction: Built in 2003; Contemporary style
• Exterior features: Entry level: ground floor

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: 1 bedroom
• Flooring: Carpet; Simulated wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating
• Interior features: Central heating; Fire alarm; Smoke detectors
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (2.7% below list).
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+18.9%/yr); 140 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($3k loan paydown + $18k appreciation (4.8% 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 (4.8% appreciation + 8.0% rent growth), your $105k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1406 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $127k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $330,000 (12.0% 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. It's been on market 1406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 7.1

CMA / ARV

• ARV (median comp): $876,371
• List price: $375,000
• Delta: -57.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.81% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.98×
• Total profit: $102,800
• Equity at exit: $208,177

10-year hold

• IRR: 18.5%
• Equity multiple: 4.56×
• Total profit: $373,301
• Equity at exit: $355,755

Cash invested: $105,000 (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 94107

• Home prices YoY: 2.6%
• Rents YoY: 18.9%
• Active inventory: 140
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $4,426 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$494 /mo · $5,923/yr
• Insurance: −$156
• HOA: −$937
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $-57

Break-even live

Break-even rent $4,498

Max offer price $364,984

Occupancy floor 96%

Sensitivity live

Price	-10% $156	-5% $49	+0% $-57	+5% $-163	+10% $-269
Rent	-10% $-406	-5% $-232	+0% $-57	+5% $118	+10% $293
Rate	-1.0pp $132	-0.5pp $39	base $-57	+0.5pp $-154	+1.0pp $-253

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2660 3rd St San Francisco, CA	2.0	1.0–2.0	708	$5,682	$8.02	0d	6	0.42mi
800 Indiana St San Francisco, CA	3.0	1.0–2.5	952	$5,434	$5.71	0d	1	0.64mi
2250 24th St #121 San Francisco, CA	1.0	1.0	602	$3,623	$6.02	19d	1	0.67mi
850 Minnesota St #155 San Francisco, CA	1.0	1.5	835	$4,850	$5.81	23d	1	0.68mi
2246 23rd St San Francisco, CA	1.0	1.0	650	$3,506	$5.39	45d	1	0.70mi
2115-2117 22nd St Unit 2117 San Francisco, CA	2.0	1.0	1000	$4,600	$4.60	23d	1	0.78mi
2121 3rd St San Francisco, CA	1.0–2.0	1.0–2.0	774	$6,109	$7.89	0d	4	0.89mi
1664-1668 Newcomb Ave Unit 1668 San Francisco, CA	2.0	2.0	850	$3,495	$4.11	3d	1	0.96mi
603 Tennessee St Unit 508 San Francisco, CA	2.0	2.5	957	$7,000	$7.31	18d	1	0.97mi
595 Mariposa St San Francisco, CA	2.0	2.0	835	$5,850	$7.01	25d	1	0.98mi
88 Arkansas St #105 San Francisco, CA	1.0	1.0	604	$4,000	$6.62	45d	1	1.15mi
2830 22nd St Unit 2830 San Francisco, CA	2.0	2.0	1090	$5,200	$4.77	18d	1	1.17mi
451 Kansas St #375 San Francisco, CA	1.0	1.0	661	$4,350	$6.58	19d	1	1.18mi
1010 16th St San Francisco, CA	2.0	1.0–2.0	956	$4,539	$4.75	0d	8	1.20mi
1398 Palou Ave San Francisco, CA	2.0	1.0	1000	$3,270	$3.27	45d	1	1.26mi
1571 Revere Ave Unit 1 San Francisco, CA	1.0	1.0	760	$2,695	$3.55	25d	1	1.30mi
2629 Folsom St Unit 204 San Francisco, CA	2.0	1.0	718	$4,095	$5.70	45d	1	1.31mi
2629 Folsom St Unit 106 San Francisco, CA	2.0	1.0	718	$4,395	$6.12	19d	1	1.31mi
2629 Folsom St Unit 105 San Francisco, CA	1.0	1.0	546	$3,100	$5.68	19d	1	1.31mi
291 15th St San Francisco, CA	1.0	1.0	550	$2,695	$4.90	25d	1	1.38mi

HOA detail condo

• Monthly dues: $937 · $11,244/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   statusdays on market $375,000 Contingent - No Show 1406 DOM
2. 2026-06-18
   days on market $375,000 Active 1403 DOM
3. 2026-06-17
   days on market $375,000 Active 1402 DOM
4. 2026-06-16
   days on market $375,000 Active 1401 DOM
5. 2026-06-15
   days on market $375,000 Active 1400 DOM
6. 2026-06-13
   days on market $375,000 Active 1398 DOM
7. 2026-06-13
   days on market $375,000 Active 1397 DOM
8. 2026-06-09
   days on market $375,000 Active 1394 DOM
9. 2026-06-08
   days on market $375,000 Active 1393 DOM
10. 2026-06-07
    days on market $375,000 Active 1392 DOM
11. 2026-06-04
    days on market $375,000 Active 1389 DOM
12. 2026-06-03
    days on market $375,000 Active 1388 DOM
13. 2026-06-02
    days on market $375,000 Active 1387 DOM
14. 2026-06-01
    days on market $375,000 Active 1386 DOM
15. 2026-05-31
    days on market $375,000 Active 1385 DOM
16. 2024-06-09
    status Active
17. 2024-06-01
    historical
18. 2023-09-20
    price $375,000
19. 2023-05-31
    price $425,000
20. 2023-03-15
    price $475,000
21. 2022-08-07
    listed $502,166 Active
22. 2009-02-27
    soldstatus $334,139 Closed 520-char remark

    Show marketing remark (520 chars)

    Fabulous opportunity for 1st time buyers - BMR unit. Designer Live/Work Loft, 1bdr. +den/(2nd bdr. ), abundance of natural light, HW floors, granite counter tops, tiled baths, skylights. Buyers must be 1st time home buyer & income eligible 1 pers. $79,200, 2 pers. $90,550, 3 pers. $101,800, 4 pers. $113,150. Applicaion, loan pre-approval & SF purchae contract due 12/19/08 at @ 5p. m. Fair housing opportunity. OFFERS DUE 12/19 5 P. M. PacUnion One Letterman Drive. See www. sfgov.org/moh for program info.

23. 2009-02-17
    historical 520-char remark

    Show marketing remark (520 chars)

    Fabulous opportunity for 1st time buyers - BMR unit. Designer Live/Work Loft, 1bdr. +den/(2nd bdr. ), abundance of natural light, HW floors, granite counter tops, tiled baths, skylights. Buyers must be 1st time home buyer & income eligible 1 pers. $79,200, 2 pers. $90,550, 3 pers. $101,800, 4 pers. $113,150. Applicaion, loan pre-approval & SF purchae contract due 12/19/08 at @ 5p. m. Fair housing opportunity. OFFERS DUE 12/19 5 P. M. PacUnion One Letterman Drive. See www. sfgov.org/moh for program info.

24. 2008-12-30
    historical 520-char remark

    Show marketing remark (520 chars)

    Fabulous opportunity for 1st time buyers - BMR unit. Designer Live/Work Loft, 1bdr. +den/(2nd bdr. ), abundance of natural light, HW floors, granite counter tops, tiled baths, skylights. Buyers must be 1st time home buyer & income eligible 1 pers. $79,200, 2 pers. $90,550, 3 pers. $101,800, 4 pers. $113,150. Applicaion, loan pre-approval & SF purchae contract due 12/19/08 at @ 5p. m. Fair housing opportunity. OFFERS DUE 12/19 5 P. M. PacUnion One Letterman Drive. See www. sfgov.org/moh for program info.

25. 2008-12-04
    listed $334,139 520-char remark

    Show marketing remark (520 chars)

    Fabulous opportunity for 1st time buyers - BMR unit. Designer Live/Work Loft, 1bdr. +den/(2nd bdr. ), abundance of natural light, HW floors, granite counter tops, tiled baths, skylights. Buyers must be 1st time home buyer & income eligible 1 pers. $79,200, 2 pers. $90,550, 3 pers. $101,800, 4 pers. $113,150. Applicaion, loan pre-approval & SF purchae contract due 12/19/08 at @ 5p. m. Fair housing opportunity. OFFERS DUE 12/19 5 P. M. PacUnion One Letterman Drive. See www. sfgov.org/moh for program info.

26. 2003-11-03
    soldstatus $300,000 277-char remark

    Show marketing remark (277 chars)

    One bedroom/one and a half bath unit. One parking. Hardwood floors, granite kitchen countertop, one car parking. Washer dryer included. BMR unit. Unit subject to income limitation. BUYER MUST BE AN ARTIST! ARTIST WORK SUBJECT TO PEER REVIEW BY CALIFORNIA LAWYERS FOR THE ARTS.

27. 2003-10-16
    historical 277-char remark

    Show marketing remark (277 chars)

    One bedroom/one and a half bath unit. One parking. Hardwood floors, granite kitchen countertop, one car parking. Washer dryer included. BMR unit. Unit subject to income limitation. BUYER MUST BE AN ARTIST! ARTIST WORK SUBJECT TO PEER REVIEW BY CALIFORNIA LAWYERS FOR THE ARTS.

28. 2003-05-10
    listed $300,000 277-char remark

    Show marketing remark (277 chars)

    One bedroom/one and a half bath unit. One parking. Hardwood floors, granite kitchen countertop, one car parking. Washer dryer included. BMR unit. Unit subject to income limitation. BUYER MUST BE AN ARTIST! ARTIST WORK SUBJECT TO PEER REVIEW BY CALIFORNIA LAWYERS FOR THE ARTS.

ⓘ 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: $5,923 · $494/mo
• Projected year-2 tax: $5,923 · $494/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 ≥80°F today · 16 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: $53,114
• − Mortgage interest: −$21,006
• − Property taxes: −$5,923
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,249
• − Management: −$4,249
• − HOA: −$11,244
• − Depreciation: −$10,909
• Taxable loss: −$6,341
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $842/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): 31,823
• Household income: $182,897
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 1851.0

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 0.68)
• Race & ethnicity: White 45% Asian 32% Hispanic / Latino 13% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 36% · China, Canada, Vietnam
• Languages at home: 59% English-only · Chinese 12% Spanish 9% Other Indo-European 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: ▲ 4.81%
• Current HPI: 192.3569
• Rent YoY: ▲ 18.89%
• 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

+25.0% since first listed

13 events — show timeline

• 2024-06-09 Relisted — San Francisco MLS
• 2024-06-01 Delisted — San Francisco MLS
• 2023-09-20 Price Changed $375,000 San Francisco MLS
• 2023-05-31 Price Changed $425,000 San Francisco MLS
• 2023-03-15 Price Changed $475,000 San Francisco MLS
• 2022-08-07 Listed $502,166 San Francisco MLS
• 2009-02-27 Sold (MLS) $334,139 San Francisco MLS
• 2009-02-17 Delisted — San Francisco MLS
• 2008-12-30 Contingent — San Francisco MLS
• 2008-12-04 Listed $334,139 San Francisco MLS
• 2003-11-03 Sold (MLS) $300,000 San Francisco MLS
• 2003-10-16 Delisted — San Francisco MLS
• 2003-05-10 Listed $300,000 San Francisco MLS

Property tax history

+2.2%/yr

Latest (2025): $5,923 · +3.1% YoY. Source: county tax records.