Score
0San Francisco, CA
1177 California St APT 1511
415K
0
1 baths
437 sqft
0 bd • 1 ba • 437 sf
This analysis was generated on 2/19/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$415,000
Price/Sq.Ft
$950
Year Built
1978
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Prime Nob Hill Location: The property is located in Nob Hill, a prestigious San Francisco neighborhood known for its iconic landmarks, cable car lines, and proximity to world-class dining and shopping.
• Panoramic Views: The high-floor unit offers Southwestern panoramic views, capturing Twin Peaks, the Pacific Ocean, and other San Francisco landmarks. The description emphasizes abundant natural light.
• Comprehensive HOA Coverage: The HOA includes all utilities (except phone), such as water, garbage, electricity, internet, and base TV. It also covers parking, earthquake insurance, health club access (gym, indoor pool, jacuzzi, sauna), and 24-hour doorman service.
• Updated Kitchen and Bath: The unit features an updated kitchen and bathroom, reducing the need for immediate renovations.
• Building Amenities: The Gramercy Towers offers a range of amenities, including a 24-hour doorman, on-site management, a health club, an indoor pool, and concierge services. These amenities enhance the living experience and add value to the property.
• Investment Potential: The listing suggests the property is suitable for a pied-à-terre, investment, or owner/user. With studio rental rates averaging $2,156/month, the property could generate rental income.
The Bad
• Small Living Space: At 437 square feet, this studio is significantly smaller than the average San Francisco apartment. This limits living and storage space, potentially making it unsuitable for full-time residents or those with many belongings.
• High HOA Fees: While the HOA covers many utilities, the actual fee amount is not specified. High HOA fees can significantly increase monthly housing costs and reduce affordability. Compare the HOA fees to similar buildings in Nob Hill to assess value.
• Crime Rate: The safety score of 42/100 indicates a below-average safety rating. The total crime rate of 56,889 per 100,000 residents is high. Property crime rates are particularly elevated, 153.8% higher than the state average and 204.3% higher than the national average.
• Aging Building: Built in 1978, the building may require maintenance and upgrades to its infrastructure (plumbing, electrical, etc.). This could result in unexpected expenses for owners.
• Dependence on HOA: Owners are reliant on the HOA for essential services (utilities, maintenance, security). Dissatisfaction with the HOA's management or financial stability could negatively affect the property's value and livability.
• Limited Natural Disaster Information: While flood and fire risk are minimal, the absence of seismic risk data is concerning given San Francisco's location in an earthquake-prone zone.
The Ugly
• High Price per Square Foot: At $949.66 per square foot, the property is expensive compared to the San Francisco average.
• High Crime Rates: The property's safety score of 42/100 indicates below-average safety. The total crime rate is 56,889.0 per 100,000 residents. Property crime is significantly higher than state and national averages.
• Potential Special Assessments: Older buildings may require special assessments for major repairs or upgrades. Investigate the building's reserve funds and any planned projects that could result in additional costs for owners.
• Air Quality Risk: The air quality risk is rated as Severe (8/10), with an average of 15 bad air days per year. This may be a concern for individuals with respiratory issues.
• History of Price Reductions: The property has undergone multiple price reductions, indicating potential challenges in finding a buyer at the initial asking price. This could signal underlying issues with the property or its pricing.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Individuals Seeking a Pied-à-Terre: The studio's compact size and location in Nob Hill make it suitable as a part-time residence for those who frequently visit San Francisco.
• Buyers Prioritizing Amenities and Convenience: The HOA's comprehensive coverage of utilities, parking, earthquake insurance, and concierge services simplifies ownership and reduces monthly bills. The inclusion of a health club with a gym, indoor pool, jacuzzi, and sauna provides on-site recreational opportunities.
• Investors Seeking Rental Income: With studio rental rates averaging $2,156/month in San Francisco (year 2023), the property offers potential rental income, although this should be weighed against HOA fees and other expenses.
• Buyers Valuing Views and Natural Light: The high-floor location and Southwestern panoramic views, capturing iconic landmarks and the Pacific Ocean, may appeal to those who appreciate cityscapes and abundant natural light.
Not For
• Buyers Requiring Significant Living Space: With only 437 square feet, the studio apartment may not be suitable for those who need more room for living, working, or entertaining.
• Individuals Sensitive to Air Quality: The Air Quality Risk is rated as Severe (8/10), with an average of 15 bad air days per year. This may be a concern for individuals with respiratory issues or sensitivities.
• Buyers Seeking Low Monthly Housing Costs: While the HOA covers many utilities, the monthly fees, combined with mortgage payments and insurance, may result in relatively high monthly housing costs compared to other locations with lower HOA fees.
• Car Owners Dependent on Guaranteed Parking: While parking is included in the HOA, it may not be assigned or guaranteed. If having readily available and guaranteed parking is essential, this may not be the right property.
Demographics
Area Median Income
$65,392
Property History
Price History
Ownership Timeline
$615,000Cash Purchase
May 18, 2017Shang ShangTatyana Andreyevna Danilova
Grant Deed
Standard Sale (Purchase/Resales)
$470,000Cash Purchase
Feb 16, 2014David R Retz, David R Retz Living TrustShang Shang
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Feb 22, 2013David R RetzDavid R Retz, David R Retz Living Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$400,000Financed
Apr 3, 2006David Lefkowitz, Denise YieldingDavid R Retz
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Aug 12, 1999Mountanos Angelo T & Anne PAngelo T Mountanos, Anne Psaltis Mountanos
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Dec 29, 1997Beulah SchillerJoseph H Friend, Friend Living Trust
Grant Deed
Standard Sale (Purchase/Resales)
Property Taxes
$9,000
2024 Tax Assessment
1.7%from previous year
Assessed Value$699,760
Tax Rate1.29%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Middle
5.0/10
AverageHigh
8.0/10
ExcellentFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$415,000
Price/sqft
$950
Layout
0 bd•1 ba
Days on market
37 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$477,500
13.1%
Your price is 13.1% below average
Median Price
$510,000
18.6%
Based on 6 recent sales
Price per Sq.Ft
$1,073
11.5%
Your price is 11.5% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 901 Bush Street #303, San Francisco, CA 94109 | $510,000 | 429 | 1 | 1 | $1,18925.2% | 1/8/2025 |
| 901 Bush Street #303, San Francisco, CA 94109 | $510,000 | 429 | 1 | 1 | $1,18925.2% | 1/8/2025 |
| 1001 Pine Street #212, San Francisco, CA 94109 | $440,000 | 450 | N/A | 1 | $9783.0% | 1/2/2025 |
| 1050 North Point Street #1504, San Francisco, CA 94109 | $550,000 | 440 | N/A | 1 | $1,25031.6% | 10/25/2024 |
| 537 Natoma Street #202, San Francisco, CA 94103 | $450,000 | 519 | 1 | 1 | $8678.7% | 12/11/2024 |
| 1238 Sutter Street #603, San Francisco, CA 94109 | $405,000 | 420 | 1 | 1 | $9641.5% | 10/7/2024 |
901 Bush Street #303, San Francisco, CA 94109
Price: $510,000
Sq.Ft: 429
Beds/Baths: 1/1
$/Sq.Ft:
$1,18925.2%
Sale Date: 1/8/2025
901 Bush Street #303, San Francisco, CA 94109
Price: $510,000
Sq.Ft: 429
Beds/Baths: 1/1
$/Sq.Ft:
$1,18925.2%
Sale Date: 1/8/2025
1001 Pine Street #212, San Francisco, CA 94109
Price: $440,000
Sq.Ft: 450
Beds/Baths: N/A/1
$/Sq.Ft:
$9783.0%
Sale Date: 1/2/2025
1050 North Point Street #1504, San Francisco, CA 94109
Price: $550,000
Sq.Ft: 440
Beds/Baths: N/A/1
$/Sq.Ft:
$1,25031.6%
Sale Date: 10/25/2024
537 Natoma Street #202, San Francisco, CA 94103
Price: $450,000
Sq.Ft: 519
Beds/Baths: 1/1
$/Sq.Ft:
$8678.7%
Sale Date: 12/11/2024
1238 Sutter Street #603, San Francisco, CA 94109
Price: $405,000
Sq.Ft: 420
Beds/Baths: 1/1
$/Sq.Ft:
$9641.5%
Sale Date: 10/7/2024
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