Property overview
1196 Quesada Ave, San Francisco, CA 94124
At our cautious numbers, renting and putting the same money in index funds comes out ahead. It did not pass our bar.
Hunters Point Hill / HPS Phase 1 · HPS Phase 1 Hilltop 0.32 mi
Analysis of 2026-09-01 · page updated 2026-10-09
The underwrite
What the $79 underwrite contains
Your underwrite contains the full underwriting
The facts below are public, and so is every source behind them. What a buyer pays for is the answer and the working behind it.
Everything below is public. Your underwrite holds the answer and the working behind it: open it above.
- Our answer at cautious, expected and best-case rents, side by side.
- Every rent we used, and the registry cells it came from.
- Tax reset arithmetic at this ask, with each parcel charge named.
- How far rents can fall before the answer turns over.
- What would change the answer.
- What to demand in writing before you sign.
Delivered within one business day. Every Bay Area 2–4 unit that beats renting and index funds, the week it lists.
Every Bay Area 2–4 unit that beats renting and index funds, the week it lists.
Members: open the full underwrite
This building stood on a board, so the pass opens its underwrite. Sign in and this page hands you the whole thing.
Verification
What we verified
| Fact | Status | Source |
|---|---|---|
| Unit count: the assessor's roll assesses one dwelling; the listing markets three | diverges | DataSF secured roll seed (APN 4756021, 2025 roll year) carries 1 assessed unit; the live listing as we verified it on 2026-08-31 carries a units field of 3 and a 'Triplex' subtype, and this week's evaluation carries three as the working count. Three full baths bound the count at three without raising it. A count of assessed dwellings and a count of marketed dwellings can neither corroborate nor contradict each other, and the rent a buyer can lawfully collect is the open question either way |
| 3,500 sqft, 9 beds, 3 baths, built 1919 | corroborated | the 2026-09-01 feed row and the live listing as we verified it on 2026-08-31 agree on all four, and the city's historic-status record for APN 4756021 also carries 1919 |
| Ask $1,188,000, cut 14.4% on 2026-07-29, day 123 | verified | our 2026-09-01 listing-feed pull; the listing's own price field agrees exactly, and its price history dates the cut from $1,388,000 the day after a relisting |
| In-place rent $3,992/mo, verified on the live listing | verified | verified against the live listing's total-actual-rent field on 2026-08-31, matching the figure first read 2026-08-11; a figure the seller reports, with no lease or estoppel behind it, and the load-bearing input on this page |
| How many tenancies the $3,992 covers | unverified | on the listing's own telling the building sells as-is with one to two tenants, and no stored field carries the denominator; read strictly against a one-unit roll it is a single tenancy's rent |
| One tenant leaving within two to three weeks of the 2026-08-11 listing read | stated | prose in the listing's raw text; no unit is named and no notice is in evidence, and by this report's date that window has passed without a word either way |
Show the other 8 checks
| Fact | Status | Source |
|---|---|---|
| Listing states the building needs repairs per an inspection report and sells as-is | stated | the listing's raw text; the report itself is not in evidence |
| FY 2025-26 secured bill measured: $3,734.38 = $2,926.66 ad valorem (1.18268325% on $247,462) + $807.72 direct charges; both installments paid | verified | SF Treasurer secured-tax portal, account 4756-021, bill #20250395035, pulled 2026-09-15; ad valorem plus direct charges sum to the total to the penny |
| One tenancy filed at this building in the SF Rent Board registry's 2025 cycle: two bedrooms, begun 2018, rent band $3,001-$3,250 | records | tenancy biography from the registry, narrowed on block 4756 from three clusters to one building record. That record carries a 1924 build year against this parcel's 1919 and a unit count of 1, so treat the match as probable, short of settled; the registry files the tenancy and never the person |
| Seven DBI complaints on the parcel since 2022, one still active | verified | DataSF DBI complaints census, block 4756 lot 021: two mold and ceiling-leak complaints in July 2022, electrical issues and a leak-and-mold complaint in 2024, two complaints on unit C filed 2026-06-01 and closed 2026-08-24, and complaint 202657414 filed 2026-06-08 on unit C, which reads Active with no closed date |
| Four building permits on the parcel, ever; the last completed job is a $13,000 reroof closed January 2009 | verified | DataSF DBI building permits (i98e-djp9), block 4756 lot 021: a March 1983 permit proposing one dwelling to three, CANCELLED that September; a January 1984 permit filed at four existing units and three proposed to correct violations per a building inspection report, EXPIRED in 1986; a 1990 roofing permit that expired; and the December 2008 reroof |
| Zoning RH-1, the single-family district, with a 40-X height limit | verified | DataSF zoning and height-bulk joins on block 4756 lot 021, Planning Code section 209.1 |
| Not on the mandatory soft-story list; no notices of special restriction; no liquefaction, landslide, hazardous-soils or air-pollutant row | verified | city-records overlay: each of those layers records looked=true and returned zero rows for this parcel, and the planning-records join is empty as well |
| No listing photos analyzed | unverified | our reads of the live listing and its supplementary file carry no image URLs, so the photo-review stage never ran on this listing and no photo-derived flag exists in either direction |
9 facts checked against a named source. 5 we could not settle. 12 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $247,462
- Rate used
- 1.251%
- Tax bill at this ask
- $14,050/yr
- With parcel charges
- $14,858/yr
A bill on the roll belongs to the seller. A sale resets the assessment, so the figure above is what a buyer at this ask would owe.
Community facilities district: read: the FY 2025-26 bill carries five direct charges, all citywide levies from $12 to $334.38. The only community-facilities line is the citywide school facilities district levy of $43, and no tract-specific Mello-Roos line appears.
Standing
Where this sat
On the San Francisco board on August 25, 2026.