Property overview
578 San Jose Ave, 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.
Bernal Heights / Noe Valley border, on San Jose Ave · 24th St Mission BART 0.42 mi
Analysis of 2026-09-01 · page updated 2026-10-09
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 |
|---|---|---|
| 3 legal units | corroborated | the listing's subtype and its own prose (one vacant 2-bedroom flat, two tenanted flats), four decades of building permits each carrying three units, and the entry's two mailboxes labeled B and C beside a separate ground-level unit |
| 7 bedrooms, 3 full baths, 2,566 sqft, built 1905 | corroborated | our listing feed and the live listing agree on all four; the vacant flat is stated as 2bd/1ba and the remaining five bedrooms split across the two tenanted flats in a way nothing states |
| Ask $1,150,000 | verified | our listing feed and the live listing agree; the listing's own history shows five cuts from $1,374,999 in February 2025 to this figure, the last one 8% on August 31, with the days-on-market counter restarted the same day |
| Actual rent $4,130/mo across the two tenanted flats | verified | stated by the listing as its total actual rent; the third flat is stated vacant and the buyer would occupy it, so the denominator is clean. The per-unit split is not stated |
| FY 2025-26 tax bill $19,828.12 on a $1,560,600 assessment, both installments paid | verified | SF Treasurer secured portal, bill #20250429033; ad valorem plus direct charges sum to the total to the penny; account history shows the current owner since July 17, 2022 |
| The assessment sits $410,600 ABOVE the ask | verified | the treasurer's $1,560,600 against the $1,150,000 ask: the seller is asking less than the basis their own 2022 purchase set, and a buyer's bill resets DOWN to the purchase price at closing |
Show the other 5 checks
| Fact | Status | Source |
|---|---|---|
| 14 DBI complaints since 1996, ONE STILL ACTIVE | verified | DataSF DBI complaints census, block 6595 lot 004; the active row is June 2014, front stairs dry rot, 'unsafe to use', never closed, though a permit four months later replaced the front staircase in kind citing weakening and fire damage |
| Nine permits ever, none over $5,000 | verified | DataSF building-permit census, block 6595 lot 004: the largest is the $5,000 front-staircase replacement (2014); a 2001 reroof permit expired without completion and the last completed reroof is an $800 job from 2004 |
| 'Recently upgraded electrical panels' has no permit behind it | diverges | prose on the listing claims upgraded panels; the parcel's permit census carries no electrical permit at all, and no frame in the 53-photo gallery shows a panel |
| Trust sale | stated | special-conditions field on the listing reads Trust |
| 53 listing photos analyzed, 4 flags, all re-anchored by eye | verified | photo analysis pass with citation check on 2026-09-01; two flags carried drifted frame citations (bathrooms cited as roof aerials) and were re-anchored against the actual frames |
9 facts checked against a named source. 2 we could not settle. 9 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $1,560,600
- Rate used
- 1.302%
- Tax bill at this ask
- $13,601/yr
- With parcel charges
- $14,972/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 bill carries no Mello-Roos or community-facilities line, and its only non-ad-valorem items are the six direct charges below
Standing
Where this sat
Underwritten in the San Francisco run of September 15, 2026.