Property overview
2967-2969 26th St, San Francisco, CA 94110
At our cautious numbers, renting and putting the same money in index funds comes out ahead. It did not pass our bar.
Inner Mission flats · Zuckerberg SF General Hospital 0.51 mi
Analysis of 2026-08-25 · page updated 2026-10-09
Ask $1,095,000 Beds / baths 4 / 2 Listed sqft 2,300 Legal units (roll) 2 Days on market 130 as of 2026-10-09 HOA $0 APN 4336019
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.
Verification
What we verified
| Fact | Status | Source |
|---|---|---|
| Ask $1,095,000 | verified | the 2026-08-25 feed row and the live listing (verified 2026-08-18) carry the same figure to the dollar |
| Two dwelling units | corroborated | the assessor's 2025 secured roll for APN 4336019 assesses two dwellings, which is the binding witness; the listing's units chip, its Duplex subtype and its own description of two flats agree, and two full baths bound the count without lifting it. The parcel's 2000 building permit records two existing and two proposed units, and its 2025 permit files the building as a two-family dwelling |
| 4 beds, 2 baths, 2,300 sqft, built 1900 | corroborated | our listing feed and the live listing (verified 2026-08-18) agree on all four; the city's historic-status record for APN 4336019 also carries 1900 |
| Both flats tenant occupied, combined stated rent $5,758/mo | stated | the stated gross-rent field on the page and the listing prose; no lease, rent roll or estoppel is behind either half of that sentence |
| How the $5,758 divides between the two flats | unverified | currentGrossRent is a sum of sitting rents and no stored field carries its denominator, so property-dossier marks the per-unit read unusable. Two occupied flats is what the listing describes, which points at two tenancies and an average near $2,879; that is an inference from prose, never a stored fact |
| No unit is promised vacant at close | verified | nothing in the listing's fields, its prose, the price history or the city file names a flat that will be delivered empty; the modeled owner-occupied financing requires one |
Show the other 12 checks
| Fact | Status | Source |
|---|---|---|
| One tenancy filed at this building in the Rent Board registry's 2026 cycle: three bedrooms, begun 2006, twenty years running, rent band $2,501-$2,750 | records | tenancy biography from the registry, narrowed on block 4336 from seven clusters to three by a unit count of two and to one by a 1900 build vintage; bedroom count did not discriminate, because filings count bonus rooms their own way. The registry files the tenancy and never the person |
| Rent growth 1.8%/yr, both arms of the comparison | records | jurisdiction-rules ca-san-francisco-rent-ordinance: the ordinance formula's output at a 3% inflation assumption, below the 2% market baseline, so the regulatory ceiling binds. The city's announced increase for the March 2026 to February 2027 program year is 1.6% |
| No measured FY 2025-26 secured tax bill for this parcel | unverified | APN 4336019 is not among the FY 2025-26 secured bills we hold. The page itself carried the parcel's 2025 tax as $3,830 on a $255,515 assessment, a total with no line breakdown, so the tax line is San Francisco's measured-bill model for FY 2025-26, built from 14 secured bills |
| Two building permits on this parcel, ever | verified | DataSF DBI building permits (i98e-djp9), block 4336 lot 019, counted from the census: a $1,200 over-the-counter bathroom alteration in unit 2967 filed 2000-11-13 and completed 2001-01-29, and a $15,000 in-kind reroof filed 2025-07-02 and completed 2025-07-17 |
| The listing's claim that the roof was replaced last year | records | the 2025 reroof permit closed on 2025-07-17 dates the work and confirms it was permitted; a permit records that a job was declared and closed, never that it was well executed |
| The listing's claims of newer breaker panel, replaced heating and a new water heater | unverified | nothing in the building-permit census corresponds to any of the three. The DBI electrical and plumbing permit datasets are separate and were not pulled this pass, so this is a limit on what we looked at |
| Three DBI complaints on the parcel, ever; one still reads Active | verified | DataSF DBI complaints census, block 4336 lot 019, counted from the rows: work without permit filed 2000-11-02 and abated 2012-05-08; a bathroom remodel in progress without permit filed 2000-11-03 with no abatement date and a status of Active; and paint scraped with no containment filed 2011-09-08, inspected 2013-01-14 and abated the following day |
| Zoned RH-2, two-family residential, under a 40-X height and bulk district | verified | DataSF zoning and height-bulk joins on the parcel centroid for block 4336 lot 019; Planning Code section 209.1. A two-unit building in a two-family district is a conforming use |
| Historic status carries CEQA code C, reason 'Historic Survey Result' | records | DataSF historic-status-by-parcel record for APN 4336019, data as of 2026-05-12, which also carries the 1900 build year. What that letter grants or costs a project here was not read |
| Not on the mandatory soft-story list; no notices of special restriction; no planning applications; no Maher, liquefaction or landslide row | verified | city-records overlay: each of those layers records looked=true and returned zero rows for this parcel. The parcel does return a row on the air-pollutant exposure layer |
| Six Rent Board petitions within thirty metres, all anonymized to the 2900 block of 26th Street | records | city-records proximity join at 21.7 metres from the parcel centroid: three tenant wrongful-eviction reports filed 2000-05-10, 2002-07-23 and 2002-08-28; two landlord petitions on an Ellis Act intent-to-withdraw ground filed 2003-06-03 and 2009-10-26; and a 1997-12-16 tenant filing with no ground flagged. Zero appeals. Block-face rows are evidence to verify and never identity claims |
| One listing photograph exists | verified | the gallery on the listing carries a single image URL, a street frame of the facade, and the photo-capex stage read that one frame |
14 facts checked against a named source. 4 we could not settle. 17 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $255,515
- Rate used
- 1.308%
- Tax bill at this ask
- $12,950/yr
- With parcel charges
- $14,322/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: unchecked: with no secured bill in hand, neither a Mello-Roos or CFD line nor this parcel's ordinary direct charges have been read in either direction. About $808 a year of non-ad-valorem charges follows from the listing's own totals without a single one of them being named.
Standing
Where this sat
Underwritten in the San Francisco run of October 6, 2026.