Property overview
3159-3163 23rd St, San Francisco, CA 94110
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.
Inner Mission flats · 24th St Mission BART 0.19 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.
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 |
|---|---|---|
| 4 legal units | corroborated | DataSF secured roll (APN 3641039) + the listing's subtype 'Quadruplex' + listing prose describing four flats |
| 3,673 sqft | corroborated | our listing feed and the live listing agree to the digit |
| Built 1900 | corroborated | feed, listing, and the historic-district dataset all say 1900 |
| Ask $1,595,000: the August cut to $1,549,000 did not hold | verified | our 2026-09-01 listing-feed pull and the live listing both carry $1,595,000; the 08-25 feed carried $1,549,000, so the price moved back up $46,000 between the two runs |
| Stated current rents $8,321/mo across three tenancies | stated | the gross rent we verified on the live listing: the listing agent's number with no estoppel behind it, and now the anchor of the cautious case |
| FY 2025-26 tax bill $16,941.96, paid in full | verified | SF Treasurer secured portal, bill #20250370629; ad valorem + direct charges sum to the total to the penny |
Show the other 4 checks
| Fact | Status | Source |
|---|---|---|
| Seller has owned since February 2008 | verified | treasurer account history (Current Owner, February 26, 2008 to present) |
| Bedrooms: 9 on the feed, 8 by the listing's own description | diverges | the prose describes four two-bedroom flats; the structured field is the lowest trust signal, so count 8 configured bedrooms until an inspection says otherwise |
| 44 listing photos analyzed, 3 flags, all citation-verified by eye | verified | photo-capex stage v4 (2026-08-30), citation check corrected two drifted frame references |
| 29 DBI complaints on the parcel since 1994, 2 active | verified | DataSF DBI complaints census, block 3641 lot 039 |
8 facts checked against a named source. 2 we could not settle. 7 open questions, written out in the underwrite.
Assessor
What the roll says
- Assessed value
- $1,314,745
- Tax rate area
- 001-000-000
- Rate used
- 1.27%
- Tax bill at this ask
- $18,864/yr
- With parcel charges
- $20,257/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 actual bill carries no Mello-Roos or CFD line; its only non-ad-valorem items are the six direct charges below
Standing
Where this sat
On the San Francisco board on August 18, 2026, August 25, 2026, September 1, 2026. It ranked #4 that week.