# 559-561 Minna St, San Francisco, CA 94103 · The Rent Hacker > 559-561 Minna St, San Francisco, CA 94103: the facts we verified and their sources, the assessor's roll and the tax bill a buyer would owe at this ask, all public. The paid underwrite adds the answer at cautious, expected and best-case rents and what would change it. Canonical: https://therenthacker.com/property/rh-tg7kwr/559-561-minna-st/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- Property overview # 559-561 Minna St, San Francisco, CA 94103 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. Analysis of 2026-09-01 · page updated 2026-10-09 Ask **$1,898,000** Beds / baths **8 / 8** Listed sqft **3,038** Assessor roll sqft **3,038** Legal units (roll) **4** Days on market **225** as of 2026-10-09 HOA **$0** APN **3726091** 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. [Underwrite this building — $79](/lookup/?address=559-561%20Minna%20St#underwrite) [Take the pass — $49/mo](/checkout/?tier=pass&r=sf) 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 Asking price $1,898,000, day 187 on market verified our 2026-08-31 listing-feed pull and our verified listing records agree on the figure; two contingent deals fell through (April 26, May 23) before the June 9 relist cut 4.1% to today's ask 4 legal units, all 2bd/2ba by the listing's own description corroborated our verified listing records, the assessor's roll and the listing subtype agree on four; the listing's prose states every unit is a 2-bedroom, 2-full-bath layout 3,038 sqft, listing and assessor roll agree to the digit records SF assessor secured roll FY 2025-26 Built 1911; fully under the SF Rent Ordinance records assessor's roll; SF Rent Ordinance coverage rules One unit tenant-occupied at $3,700/mo in-place; three delivered vacant verified verified by hand against the live public listing, 2026-08-18 (MLS 426107094); the listing markets the vacant units as leasable at market from day one Assessed $1,830,581 (land $1,189,878 / improvements $640,703), TRA 1008, sale recorded 2022-01-14 records SF assessor secured roll FY 2025-26 Show the other 11 checks Fact Status Source FY 2025-26 secured bill measured: $24,011.38 = $21,649.92 ad valorem (1.18268325% on $1,830,581) + $2,361.46 direct charges (SoMa West CBD $968.74, apartment license fee $542.00, school and college parcel taxes $838.72, bay restoration $12.00); paid in full verified SF Treasurer secured-tax portal, account 3726-091, bill #20250373505 No Mello-Roos / CFD special-tax district on APN 3726091 records FY 2025-26 CFD parcel lists, confirmed against the actual bill Roll says 8 baths; listing prose claims 9 (garden level) diverges roll vs listing text: count 8; the 9th is uncertified Garden-level '5th unit' is an unfinished shell verified listing photos 20-22 (photo review 2026-08-18) ADU plans 'previously approved by the city' (listing claim, per owner) diverges city records contradict it on both sides: the 2017 add-unit building permit was cancelled (2022) and the Planning application for the same conversion closed 2/8/2018 with nothing approved One 'add unit @ 1st floor' building permit (201708164959, filed 2017-08-16 under both street addresses): CANCELLED 2022-08-04, seven months after the current owner's purchase; no unit addition ever approved or issued records DBI building-permit census, block 3726 lot 091, cross-checked against the city's parcel file 2026-08-30 Garden level's only completed legalization is as a STORAGE room (2012 permit, complete) records DBI building-permit census, block 3726 lot 091 Two instruments recorded against title under the dead 2017 project: a Notice of Special Restrictions and a Costa-Hawkins agreement; a garden unit legalized on that path would be rent-controlled by recorded contract records the city's parcel file, notices tab (records under application 2017-011365PRJ: NSR recorded, Costa-Hawkins agreement recorded) Historic resource status B ('Unknown / Age Eligible'): never formally evaluated; the 2011 SoMa survey rated it 7R with 'Retention of Historic Architecture: High' records the city's parcel file, historic-preservation tab; South of Market Historic Resource Survey (2011) Zoned RED (Residential Enclave), 45-X height/bulk; in a state-mapped liquefaction zone, an Article 38 air-pollutant zone, and Archaeological Sensitivity Zone 2; each a permit-cost fact for garden-level work, none a bar to owning records the city's parcel file, zoning and environmental tabs 11 DBI complaints 1999-2012, none in the 14 years since: nine routine or annual apartment-house inspections, a 2001 roof-and-fire-escape complaint (abated 2013), and a 2008 complaint of a possible illegal fifth unit in the garage (abated 2008-08-04) records DataSF DBI complaints census, block 3726 lot 091, pulled 2026-08-30 15 facts checked against a named source. 2 we could not settle. 5 open questions, written out in the underwrite. Assessor ## What the roll says Assessed value $1,830,581 Tax rate area 1008 Rate used 1.307% Tax bill at this ask $22,447/yr With parcel charges $24,808/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: APN 3726091 appears on no FY 2025-26 Mello-Roos or CFD parcel list; confirmed against the actual bill, whose only non-ad-valorem lines are the direct charges below Standing ## Where this sat On the San Francisco board on August 18, 2026, September 1, 2026. It ranked #2 that week. Next ## This is one row of the San Francisco board. The run of September 1, 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/)