Property overview
445 Lawton St, San Francisco, CA 94122
Beats renting and index funds on our cautious numbers, but by too little to survive an ordinary rent shortfall. It passed the math, not our bar.
Inner Sunset · N-Judah Muni Metro corridor 0.41 mi
Analysis of 2026-08-25 · 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 |
|---|---|---|
| 4 legal units | corroborated | DataSF secured roll (APN 1933045, 2025 roll year), the listing's Quadruplex subtype and unit chip, the listing prose describing four units, and all three building permits on the parcel, each filed with four existing units in apartment use |
| 3,240 sqft, 4 beds, 4 baths | corroborated | the 2026-08-25 feed row and the live listing as we verified it on 2026-08-18 agree on all three; four one-bedroom, one-bath units is also what the listing describes |
| Built 1914 | corroborated | feed, listing, and the city's historic-status record for the parcel all say 1914 |
| Ask $1,190,000 | verified | 2026-08-25 feed; the 2026-08-18 listing view carries the same listed price, and the price history holds one event, the 2026-07-27 listing, with no cuts and no relistings |
| Stated gross rent $9,856/mo | stated | the gross rent we verified on the live listing; the listing prose separately puts the building at about $10,000 a month. Neither says how many of the four units the figure covers |
| No unit identified as vacant | unverified | nothing on the live listing, in its prose, or in its price history names an empty unit, and the stated rent carries no unit count behind it |
Show the other 7 checks
| Fact | Status | Source |
|---|---|---|
| FY 2025-26 tax bill $3,480.40, both installments paid | verified | SF Treasurer secured portal, bill #20250326754; ad valorem $2,087.68 plus $1,392.72 of direct charges sum to the total with no remainder |
| Assessed $175,533 (land $57,730, improvements $117,803) | verified | same bill; its ad valorem lines are computed on a taxable $176,525, which is $992 above land plus improvements |
| One tenancy filed at this building in the registry's 2023 cycle: one bedroom, began 2008, rent band $1,501-$1,750 | records | tenancy biography from the SF Rent Board registry for this building; the registry files the tenancy and never the person, and the other three units have no filed tenancy in what we hold |
| Four DBI complaints on the parcel since 2002, none active | verified | DataSF DBI complaints census, block 1933 lot 045: a 2002 routine inspection, a heat complaint filed 2025-12-31 and abated 2026-07-20, a leaks and water-intrusion complaint filed 2026-01-05 and abated 2026-04-13, and a routine inspection filed 2026-01-05 and abated 2026-07-20 |
| Three building permits on the parcel, the most recent an $8,000 backyard siding repair completed 2026-02-17 | verified | DataSF DBI building permits (i98e-djp9), block 1933 lot 045: hemlock siding removed in 1985, a basement bolt and shear wall completed July 1990 at $1,000 declared, and the February 2026 siding repair |
| Parcel is not on the city's mandatory soft-story retrofit list | verified | the soft-story dataset was queried for block 1933 lot 045 and returned no row; the mandatory program covers larger buildings than this one, so the absence is not a statement about the frame |
| 21 listing photos analyzed, 5 flags, every cited frame checked by eye | verified | photo-capex stage v4 (2026-08-30); the citation check moved four frame references and confirmed the count of four water heaters |
11 facts checked against a named source. 2 we could not settle. 9 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $175,533
- Rate used
- 1.3%
- Tax bill at this ask
- $14,074/yr
- With parcel charges
- $15,467/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: none: the actual bill carries no Mello-Roos, CFD or community-benefit-district line; its only non-ad-valorem items are the six direct charges below
Standing
Where this sat
On the San Francisco board on August 18, 2026, August 25, 2026. It ranked #4 that week.