Property overview

1294 Guerrero 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, San Francisco · 24th St Mission BART 0.28 mi

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

Ask $1,749,000 Beds / baths 9 / 3 Listed sqft 2,880 Units 3 Days on market 402 as of 2026-10-09 HOA $0 APN 6512010A

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.

Verification

What we verified

Fact	Status	Source
Ask $1,749,000, on the market since 2 September 2025	corroborated	Our listing feed and the verified listing record both show $1,749,000. The price history carries one reduction: listed at $1,889,000 on 2 September 2025, cut 7.4% to today’s figure on 21 October 2025. Three hundred and seventy-two cumulative days on market as of today.
Three homes: two one-bedroom units and one two-bedroom unit	verified	The description states the mix outright: "it consists of 2 1br/1ba units and 1 2br/1ba unit, plus an unwarranted In-Law unit". A Triplex subtype on the verified listing record and a three-bathroom count agree, and the parcel is zoned for three-family use. Our own unit check reads the same three and records the reading so future runs are bound by it.
A fourth space, an in-law, is disclosed as unwarranted	verified	The same sentence names it. An unwarranted space is not a home we will price: it earns no rent in any of the three cases below, and the building is underwritten as three units. If it is rented today, the money it brings is inside the $8,044 figure and the three legal units collect less than we credit them with.
The building collects $8,044 a month	verified	The listing’s own financial detail states total actual rent of $8,044 a month, with tenants paying electricity, gas and water. That figure is a measurement of this building, and it's the one number the whole page turns on. Nobody published the split across the units, and nobody stated how long any tenancy has run.
2,880 square feet, built 1948, two storeys, two-car garage, backyard	corroborated	Area and year agree across our listing feed and the verified listing record. Garage, yard, the city view and the separate gas and water meters all come from the description and the listing’s own facts table. The lot is 1,916 square feet.
The 2025-26 tax bill is $4,925.34	verified	Secured bill 20250425883 for this parcel, 2025-26: $3,554.12 of ad valorem tax plus $1,371.22 of fixed charges, paid in full. Among those fixed charges is a $542 apartment licence fee, which the city bills on buildings of three units and up.
Assessed at $300,517 against a $1,749,000 ask	verified	Same bill: land $105,085, improvements $195,200, personal property $232. An assessment near a sixth of the asking price is the mark of an owner who has held for a long time, and it is the single most expensive fact on this page for a buyer.

7 facts checked against a named source. 0 we could not settle. 5 open questions, written out in the underwrite.

Assessor

What the roll says

Assessed value: $300,517
Rate used: 1.261%
Tax bill at this ask: $22,056/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.

Standing

Where this sat

Underwritten in the San Francisco run of October 6, 2026.