# 395 6th St, Unit BM5 · The Rent Hacker > Underwriting record for 395 6th St, Unit BM5 (San Francisco): the published verdict at The Rent Hacker's defaults, plus a calculator that reruns it at your numbers. Canonical: https://therenthacker.com/property/rh-oywz75/395-6th-st-unit-bm5/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- Evaluated # 395 6th St, Unit BM5 Ahead of renting and index funds on our cautious numbers. Whether it has enough room to pass our bar wasn't measured here. 94103 · San Francisco Underwritten as of 2026-08-18 · record v7 **Published at our defaults:** House-Hack wins by $438,498 · S&P breakeven 16.7% · crash floor -8.8% full underwriting, cautious case B+ B+ — top of the B band: the S&P 500 would need nearly 17% a year, every year for a decade, to tie. [Run your own numbers on any building →](/calculator/) This record was published before we began recording the mortgage rate behind each verdict, so it cannot be re-run at your numbers. ## The three cases Conservative Base Optimistic Verdict House-Hack House-Hack House-Hack Margin vs the S&P path +$438,498 +$674,532 +$979,124 Rent while you live in one unit $1,950/mo $2,150/mo $2,300/mo Rent after you move out $5,500/mo $6,000/mo $6,800/mo Modeled appreciation 2.5%/yr 4.5%/yr 6.5%/yr Repairs allowance $15,000 $8,000 $0 S&P breakeven 16.7% 19.2% 21.9% Crash floor \-8.8% \-14.9% — Wealth at year 10 $875,463 $1,111,497 $1,416,089 If you sold at year 10 $843,587 $1,072,826 $1,369,346 Conservative leads; base and optimistic are the accompanying range, never the headline. Margin is vs. investing the same money in the S&P 500; the S&P breakeven is the yearly stock return that would tie it, and the crash floor is the yearly appreciation below which the deal loses. Wealth at year 10 counts home equity at full value; the sold line subtracts selling costs. ## Property facts Asking price $498,022 Units 1 Beds / baths 2 / 2 Square feet 950 Year built 2025 Property type Condo Days on market 72 Neighborhood Central SoMa SUD Strategy lane room-by-room Nearest catalyst Central SoMa SUD (0.3 mi) Modeled appreciation 4.5%/yr Unit count: unverified No source we checked states how many rentable units this building has. We modeled 1, the fewest consistent with the listing, and every number on this page rides on it. room-by-room — Central SoMa SUD · 0.3 mi from Central SoMa SUD. Nearby projects on our catalyst watch: - SoMa AI cluster (OpenAI / Anthropic / startups) · 0.2 mi · open today - Downtown conversion core (DRFD / 30x30), adjacent east · 0.5 mi · funded - DMACC enforcement zone (UN Plaza / mid-Market) · 0.5 mi · open today From the 2026-08-18 screen: 400 scanned · 34 beat the S&P at our defaults · 366 rejected; this one ranked #7. ## If the market turns Modeled appreciation is an assumption, so we replayed this deal against history: every 10-year window in the federal house-price index for San Francisco County (41 windows), each one swapping its actual price path in for our modeled appreciation. History replay Years Ends vs the never-buy path Worst window 2002→2012 +$397,213 Median window 1992→2002 +$701,701 Best window 1975→1985 +$1,416,675 None of the 41 windows ended behind the never-buy path. Replay the 2001 downturn as it hit this area and the deal ends year 10 $100,710 behind the never-buy path; the deepest point comes in year 8, $142,222 behind. These windows track San Francisco County as a whole. Within the county, individual ZIPs' realized 10-year outcomes typically differed from the county's by about ±0.6 points/yr — one zip-decade in ten differed by ±1.8 points/yr or more, and the largest gap since 1975 was 7.4 points/yr. A specific building varies more than its ZIP, not less. ## Where these numbers come from Of the 12 inputs behind this analysis, 1 traces to evidence (our listing feed, area comps, county records); 3 are standing conventions; 5 are derived from other inputs; 1 rests on the fewest units the evidence allows. - **Purchase price**: an unclassified source · no independent witness - **Rent while you live in one unit**: derived from other inputs here · single source - **Rent after you move out**: derived from other inputs here · single source - **The rent you would pay on the never-buy path**: derived from other inputs here · single source - **Property tax rate**: an unclassified source · no independent witness - **Unit count**: the fewest units the evidence allows · no independent witness A standing convention is a deliberate modeling choice we apply to every deal. We flag it rather than dress it up as evidence. ## Order the verified underwrite This page is our automated underwriting. Order the verified report and a person does the rest by hand: the live listing, the photos, the parcel's exact tax bill, the rents. The finished report publishes right here on this page, within one business day. [Underwrite this building — $79](/lookup/?address=395%206th%20St#underwrite) or [take the pass](/checkout/?tier=pass) at $49/mo and open every building that wins, the week it lists. ## Want this for an address you pick? Every week we underwrite this metro’s 2-4 unit listings against the S&P and publish the [whole board](/board/), with the reason on every one we rejected. [Or look up a specific San Francisco address](/lookup/) ## Want this analysis for another address? Any San Francisco address, underwritten the same way — cautious rents, the registry, the S&P line. [Underwrite an address →](/lookup/) A full report like this one, for an address you pick: Underwrite an address — $79, delivered within one business day. Record v7 · engine aafb236 · profile fha-house-hack Next ## This is one row of the San Francisco board. The run of August 18, 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/) [Underwrite one address for $79](/lookup/#underwrite) [Take the pass, $49/mo](/checkout/?tier=pass&r=sf)