Property overview

1056-1058 Treat 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.

Inner Mission, San Francisco · 24th St Mission BART 0.29 mi

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

Ask $1,125,000 Beds / baths 8 / 2 Listed sqft 2,296 Units 2 Days on market 51 as of 2026-10-09 HOA $0 APN 3640044

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 $1,125,000, listed 19 August 2026	corroborated	Both our own feed and the verified listing record show $1,125,000, and the price history carries one listing at that figure with no reduction since. Twenty-one days on market as of today.
Two homes: a two-bedroom lower flat and a three-bedroom upper flat	corroborated	Described as "a desirable unit mix consisting of a two-bedroom lower flat and three bedroom upper flat", and opening by calling the building "a charming two-unit Victorian offering two spacious full-floor flats". A Duplex subtype on the verified listing record and a two-bathroom count both agree. Our own unit check reads the same two.
The bedroom total shown on the public listing is eight; the description adds to five	diverges	Eight bedrooms is what our feed and the verified listing record both show, while the description names a two-bedroom flat over a three-bedroom flat. Eight bedrooms and two bathrooms inside 2,296 square feet isn't a shape a two-flat takes, and the mix written into the text is the specific statement. We priced the two flats from the described mix, and the eight carries forward only as the figure a reader will see on the public listing.
Both flats are tenanted, and the two together bring $4,340 a month	verified	Tenancy comes straight from the description: "Both units are tenant occupied". Its own financial detail gives total actual rent of $4,340 a month. That figure measures this building; it is no estimate borrowed from others, and the whole page turns on it. Nobody published the split between the two flats.
2,296 square feet, built 1900, one-car garage, large rear yard, detached rear structure	corroborated	Area and year agree across our feed and the verified listing record. Garage, yard and rear structure all come from the description.
The 2025-26 tax bill is $1,777.56	verified	Secured bill 20250370543 for this parcel, FY 2025-26: $689.84 of ad valorem plus $1,087.72 of fixed charges. The lines sum to the penny.
Assessed at $58,332 on a 1988 basis	verified	Same bill: land $27,664, improvements $30,668. An assessment that small against a million-dollar ask is what nearly four decades of Proposition 13 does to a basis nobody has reset.

6 facts checked against a named source. 1 we could not settle. 6 open questions, written out in the underwrite.

Assessor

What the roll says

Assessed value: $58,332
Rate used: 1.279%
Tax bill at this ask: $14,393/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 September 8, 2026.