Property overview

133-135A Saturn St, San Francisco, CA 94114

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.

Corona Heights / hillside interior · Castro Muni Metro Station 0.46 mi

Analysis of 2026-09-01 · page updated 2026-10-09

Ask $1,595,000 Beds / baths 3 / 3 Listed sqft 2,240 Assessor roll sqft 2,240 Legal units (roll) 3 Days on market 51 as of 2026-10-09 HOA $0 APN 2645036

The underwrite

What the $79 underwrite contains

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.

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 Take the pass — $49/mo

Delivered within one business day. 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
3 legal units	corroborated	DataSF secured roll (APN 2645036, 3 units) + the listing's subtype 'Triplex' + listing prose 'three residential units' + five of the six building permits on the parcel recording 3 existing units, 1985 through 2018
2,240 sqft	corroborated	secured roll, our listing feed and the live listing agree to the digit
Built 1900	corroborated	roll, feed, listing and the city's historic-resource dataset all say 1900
Ask $1,595,000, listed 2026-08-20, no cuts, day 13	verified	our 2026-09-01 listing-feed pull and the live listing (verified 2026-08-22) agree; the listing's price history shows one event and no prior sale
Stated current rent $10,577/mo	stated	the gross rent we verified on the live listing, filed there as 'Total actual rent'; the listing's own number, with no estoppel behind it, and the load-bearing input on this page
The $10,577 covers two sitting tenancies	stated	read from the listing's own description ('three residential units, including one delivered vacant'); no stored field carries the denominator and our property-dossier pass marks the figure unusable per-unit until coverage is established

Show the other 9 checks

Fact	Status	Source
Per-tenancy stated rent runs about $5,289, above the ZIP's 1bd in-place p75 of $3,126	diverges	stated total against the SF Rent Board registry's 94114 1-bedroom in-place cell (n=478); the registry is the only source conditioned on 2-4 unit buildings
FY 2025-26 secured bill measured: $5,928.40 = $4,557.18 ad valorem (1.18268325% on $385,328) + $1,371.22 direct charges; both installments paid	verified	SF Treasurer secured-tax portal, account 2645-036, bill #20250345541, pulled 2026-09-01; ad valorem plus direct charges sum to the total to the penny
An apartment license fee ($542) rides the bill of this three-unit parcel	records	direct-charge code 92 on bill #20250345541; the fee the city charges residential buildings of three units and up, consistent with the three-unit roll
Zoning RH-2 (two-family) under a 3-unit roll	verified	DataSF zoning join on block 2645 lot 036, district 209.1; the ordinary legal-nonconforming pattern for a 1900 building
5 DBI complaints on the parcel since 1994, none active, none since 2017	verified	DataSF DBI complaints census, block 2645 lot 036
6 building permits on the parcel ever, the last in 2018	verified	DBI building-permit census (DataSF i98e-djp9, pulled 2026-08-24), block 2645 lot 036
Listing markets a kitchen remodel, a replacement rear deck and four electrical service panels; the permit census carries none of it	diverges	the listing's description against the 6-row permit census; the only complaint since 1994 alleging unpermitted work (November 2017, closed December 2017) named a kitchen and bathroom remodel. Electrical permits sit in a separate DBI dataset that was not pulled
Not on the soft-story list, no NSRs, and no liquefaction, landslide, hazardous-soils or air-pollutant-exposure row	verified	city-records overlay: every one of those layers records looked=true and returned zero rows for this parcel
35 listing photos analyzed, 2 flags, citation-verified by eye	verified	photo-capex stage v4 (2026-08-30), citation check moved one frame reference

11 facts checked against a named source. 4 we could not settle. 8 open questions, written out in the underwrite.

Assessor

What the roll says

Assessed value: $385,328
Rate used: 1.269%
Tax bill at this ask: $18,864/yr
With parcel charges: $20,235/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 measured bill carries no Mello-Roos or community-facilities line; its non-ad-valorem items are the six direct charges below

Standing

Where this sat

On the San Francisco board on August 25, 2026, September 1, 2026, September 8, 2026. It ranked #2 that week.