1152 Treat Ave · San Francisco, CA 94110

$1,595,000

10 bd · 4.0 ba · 3,600 sqft · MultiFamily · 14 Days on market

Built 1890 Fair condition 2,813 sqft lot Est $2653k · 40% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• 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

Listing remarks MLS

Fantastic opportunity in the heart of the Mission. Four 2 bedroom 1 bath units with great long term tenants. Keep as an investment, or move in one and have income from the other 3. Close proximity to SF's famous 24th Street with shops, dining, and restaurants all within walking distance.

Key facts

• 2,813 sq ft lot
• 2 parking spots
• Built 1890

Tags

• CLOSE PROXIMITY TO SHOPS
• WALKING DISTANCE TO DINING

Property features AI

Finance

• Other: Tenant-responsible utilities: electric and gas
• Financial info: Annual rental income approximately $93,353; Annual gross income approximately $93,353; Gross scheduled income approximately $93,353; Total expenses approximately $15,868; Utility expenses included in expenses total; Gross rent multiplier about 17.09; Individual unit rents: ~$2,693 (4-bed), ~$2,590 (2-bed), ~$1,036 (2-bed), ~$1,398 (2-bed)

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; Separate electric meters; Separate gas meters; Public utilities
• Home design: Two-story buildings; Individually owned property
• Construction: Brick/mortar perimeter foundation; Concrete perimeter foundation
• Exterior features: Tar and gravel roof; Two buildings on the property; Lot zoned RH2

Interior

• Kitchen: Individual kitchens in each unit (appliances not specified)
• Bedrooms: One 4-bedroom unit; Three 2-bedroom units
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Four-unit building layout
• Laundry & utility: Tenant pays individual electric and gas utilities

What this means for you Summary

Snapshot

• This is a 10-bed/4.0-bath multifamily listed at $1.59M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.59M).
• Cap rate 8.8% 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.
• Zoned schools: Chavez (Cesar) Elementary (423 students, 72% FRL); O'Connell (John) High (506 students, 75% FRL) — zoned schools average 73% FRL vs 49% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+14.5%/yr); 161 active listings in the ZIP; high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• At $18,246/mo this rent would consume 138% of the median local household income ($158k/yr) (locally 2732% 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 $11k of loan paydown is wiped out by about $48k 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 $447k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,595,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $2,653,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2773-2777 Bryant St	0.28mi	9/1.0 (-1)	3,540 (-2%)	10mo	$935,000	$264	59
3779-3781 25th St	0.63mi	9/3.0 (-1)	3,100 (-14%)	7mo	$2,285,000	$737	33

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $54,259
• Equity at exit: $237,820

10-year hold

• IRR: 16.9%
• Equity multiple: 2.71×
• Total profit: $765,395
• Equity at exit: $137,906

Cash invested: $446,600 (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 94110

• Rents YoY: 14.5%
• Active inventory: 161
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $18,246 high
• Mortgage (P&I): −$8,364
• Tax est. 1.5%: −$1,994 /mo · $23,925/yr
• Insurance: −$665
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,832
• Net cashflow: $3,392

Break-even live

Break-even rent $13,953

Max offer price $1,595,000

Occupancy floor 76%

Sensitivity live

Price	-10% $4,494	-5% $3,943	+0% $3,392	+5% $2,841	+10% $2,289
Rent	-10% $1,950	-5% $2,671	+0% $3,392	+5% $4,112	+10% $4,833
Rate	-1.0pp $4,195	-0.5pp $3,797	base $3,392	+0.5pp $2,978	+1.0pp $2,558

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$18,248
Total (4 units)			$18,246

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: $398,750
• Closing costs: $47,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-02
   days on market $1,595,000 Active 14 DOM
2. 2026-06-01
   days on market $1,595,000 Active 13 DOM
3. 2026-05-31
   days on market $1,595,000 Active 12 DOM
4. 2026-05-19
   listed $1,595,000 Active 288-char remark

   Show marketing remark (288 chars)

   Fantastic opportunity in the heart of the Mission. Four 2 bedroom 1 bath units with great long term tenants. Keep as an investment, or move in one and have income from the other 3. Close proximity to SF's famous 24th Street with shops, dining, and restaurants all within walking distance.

5. 2026-05-19
   listed $1,595,000 Active 288-char remark

   Show marketing remark (288 chars)

   Fantastic opportunity in the heart of the Mission. Four 2 bedroom 1 bath units with great long term tenants. Keep as an investment, or move in one and have income from the other 3. Close proximity to SF's famous 24th Street with shops, dining, and restaurants all within walking distance.

6. 2026-01-19
   historical
7. 2025-12-06
   price
8. 2025-10-16
   listed Active
9. 2025-08-18
   historical
10. 2025-07-12
    price
11. 2025-06-12
    price
12. 2025-05-04
    price
13. 2025-03-04
    listed 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 ≥78°F today · 19 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: $218,952
• − Mortgage interest: −$89,345
• − Property taxes: −$23,925
• − Insurance: −$7,975
• − Repairs & maintenance: −$17,516
• − Management: −$17,516
• − Depreciation: −$46,400
• Taxable income: $16,275
• Est. tax owed @ 24.0%: −$3,906
• After-tax cash flow: $36,794/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 · 3 photos

Fair 45/100 Moderate rehab

The property shows average exterior condition with some light wear. Painting and landscaping improvements would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Painting — Light wear on siding
• Minor Landscaping — Some discoloration

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Light wear on siding	Minor	$500–3,000
Landscaping · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑

ⓘ 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): 66,865
• Household income: $158,351
• Rent vs Own: 58.2% rent · 41.8% own
• Severe rent burden: 2732.0

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 0.70)
• Race & ethnicity: White 41% Hispanic / Latino 32% Asian 16% Two or more races 15% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 58% English-only · Spanish 27% Chinese 5% Other Indo-European 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: ▼ -1385.62%
• Current HPI: 267.2424
• Rent YoY: ▲ 14.54%
• 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

10 events — show timeline

• 2026-05-19 Listed $1,595,000 MLSListings
• 2026-05-19 Listed $1,595,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2026-01-19 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-12-06 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-10-16 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-08-18 Listing Removed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-07-12 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-06-12 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-05-04 Price Changed — bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-03-04 Listed — bridgeMLS, Bay East AOR, or Contra Costa AOR