# 1196 Quesada Ave, San Francisco, CA 94124 · The Rent Hacker > 1196 Quesada Ave, San Francisco, CA 94124: the facts we verified and their sources, the assessor's roll and the tax bill a buyer would owe at this ask, all public. The paid underwrite adds the answer at cautious, expected and best-case rents and what would change it. Canonical: https://therenthacker.com/property/rh-9h8iof/1196-quesada-ave/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- 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 Ask **$1,188,000** Beds / baths **9 / 3** Listed sqft **3,500** Legal units (roll) **1** Days on market **161** as of 2026-10-09 HOA **$0** APN **4756021** 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. [Underwrite this building — $79](/lookup/?address=1196%20Quesada%20Ave#underwrite) [Take the pass — $49/mo](/checkout/?tier=pass&r=sf) 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. Next ## This is one row of the San Francisco board. The run of October 6, 2026 put every two-to-four-unit listing in San Francisco through the same comparison. The rest of the board, losers and rejections included, is one page. [See the San Francisco board](/board/sf-proper/) In our guide to house hacking San Francisco: [Bayview / Hunters Point / Candlestick (94124)](/house-hacking/sf-bayview-hunters-point-94124/) · [San Francisco guide](/house-hacking/san-francisco/)