Score
0San Francisco, CA
1336 Eddy St
1.3M
3 beds
2 baths
1,900 sqft
3 bd • 2 ba • 1,900 sf
This analysis was generated on 2/11/2025. 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
$1,295,000
Price/Sq.Ft
$682
Year Built
2007
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Modern Construction: Built in 2007, the property offers the advantages of newer construction compared to the older housing stock prevalent in San Francisco. This generally translates to fewer immediate maintenance concerns and updated building codes.
• Functional Layout: The floor plan caters to modern living with a junior suite on the entry level, a spacious living area on the second floor, and the primary suite on the top floor. The flexible third bedroom can serve as a home office or guest room.
• Secure Community: Nestled in a gated and secure community, the property offers enhanced safety and peace of mind for residents. This is a significant advantage in an urban environment like San Francisco.
• Attached Garage: The one-car attached garage provides secure parking and storage space, a valuable asset in a city where parking is often challenging and expensive. The average cost for garage rentals in the area is between $300-$400 per month (Source: sfmta.com).
• Updated Kitchen Appliances: The inclusion of a new Bosch gas cooktop, Bosch dishwasher, and stainless steel appliances enhances the kitchen's functionality and appeal. New appliances can reduce maintenance costs in the near term. The average lifespan of a dishwasher is 10-12 years, so the new dishwasher is a definite plus.
The Bad
• Below-Average School Ratings: The assigned elementary school (Parks Elementary) has a rating of 3/10, and S.F. International High School has a rating of 2/10. This may be a concern for buyers with school-aged children, as the city-wide average school rating is around 6/10 (Source: GreatSchools.org).
• High HOA Fees (Amount Not Specified): While the HOA covers common areas, insurance, structure maintenance, and grounds maintenance, the exact amount of the fees is not specified. High HOA fees can significantly increase the monthly cost of ownership and may deter some buyers. San Francisco's average HOA fee for a single-family home is $300-$600 per month (Source: Bay Area Association of Realtors).
• Air Quality Risk: The property has a "Severe" air quality risk (8/10), with an average of 15 bad air days per year. This is significantly higher than the national average and may be a concern for buyers with respiratory sensitivities.
• Limited Outdoor Space: While the property has a private backyard, the description does not indicate its size or usability. The outdoor space may be limited compared to other single-family homes in San Francisco, where lot sizes average 2,500 sq ft (Source: San Francisco Planning Department).
• Unknown Property Tax Amount: While California property taxes are initially low due to Proposition 13, they can increase significantly upon resale. The exact amount of the property taxes is not specified, making it difficult to accurately estimate the total cost of ownership.
The Ugly
• High Price per Square Foot: At $681.58 per square foot, the property is priced higher than the San Francisco average of approximately $650 per square foot for similar single-family homes (Source: Zillow, Redfin). This premium may be difficult to recoup upon resale.
• Unspecified HOA Fees: The absence of a specific HOA fee amount is a red flag. High or poorly managed HOA fees can deter potential buyers and impact resale value. Special assessments for unexpected repairs can add significant costs.
• Potential for Increased Property Taxes: Due to Proposition 13, property taxes are reassessed upon sale. The new owner could face a significant increase in property taxes compared to the previous owner, impacting affordability.
• Air Quality Concerns: The "Severe" air quality risk (8/10) and 15 bad air days per year are significant negatives. This could lead to higher healthcare costs, reduced outdoor activity, and potential resale challenges.
• Limited School Options: The low ratings (3/10 and 2/10) of the assigned public schools are a major disadvantage for families. Private school tuition can add $30,000 to $50,000 per child per year to the cost of living.
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
• Buyers Seeking Modern, Low-Maintenance Homes: The property's 2007 construction, coupled with HOA coverage for common areas, structure, and grounds maintenance, makes it ideal for buyers looking for a relatively new and hassle-free home. The presence of a Nest thermostat and ADT security system adds to the appeal for those seeking smart home features.
• Urban Professionals Valuing Convenience and Security: The gated community, attached garage, and proximity to urban amenities cater to buyers who prioritize convenience and security. Easy access to public transportation and nearby shops and restaurants make commuting and daily errands straightforward.
• Individuals Seeking a Flexible Living Space: The layout, with a junior suite on the entry level and additional bedrooms on the top floor, provides flexibility for various living arrangements. The third bedroom can easily function as a home office, accommodating remote work needs.
• Buyers Comfortable with Estimated Monthly Costs of $6,200+: Individuals who have carefully evaluated their budgets and can comfortably manage these expenses without exceeding their personal debt-to-income preferences (around 33%)—including mortgage, taxes, and HOA fees.
Not For
• Buyers Seeking Large Yards or Extensive Outdoor Space: While the property has a private backyard, it may not be suitable for buyers seeking a large yard for gardening, recreation, or pets. The limited outdoor space may be a drawback for those who prioritize outdoor living.
• Buyers Prioritizing Top-Rated Schools: The assigned elementary and high schools have ratings below the city average. Buyers with school-aged children who prioritize high-performing schools may find this property less appealing. Consider that school district boundaries and ratings can change.
• Buyers on Strict Budgets or Seeking Lower Monthly Costs: The price point and associated costs, including mortgage payments, property taxes, and HOA fees, may be prohibitive for buyers on a limited budget. The high cost of living in San Francisco should be carefully considered.
• Buyers Preferring a Quieter or More Suburban Setting: The property's location in a densely populated urban area may not be ideal for those seeking a quieter or more suburban environment. Noise levels and traffic congestion may be higher than in more residential neighborhoods.
Demographics
Area Median Income
$138,023
Property History
Price History
Ownership Timeline
$0Cash Purchase
Dec 28, 2012Silvanus Osborn Erickson, Rina AlcalayS Osborn Erickson, Rina Alcalay
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Sep 6, 2007Eddy Street LlcSilvanus Osborn Erickson, Rina Alcalay
Grant Deed
Non-Arm's Length Transactions
Property Taxes
$8,802
2024 Tax Assessment
2.1%from previous year
Assessed Value$674,868
Tax Rate1.30%
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Elementary
4.8/10
AverageMiddle
6.0/10
GoodHigh
4.7/10
AverageFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$1,295,000
Price/sqft
$682
Layout
3 bd•2 ba
Days on market
5 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,709,167
24.2%
Your price is 24.2% below average
Median Price
$1,640,000
21.0%
Based on 6 recent sales
Price per Sq.Ft
$948
28.1%
Your price is 28.1% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 2240 Green Street #4, San Francisco, CA 94123 | $2,240,000 | 1,521 | 2 | 2 | $1,473116.1% | 1/22/2025 |
| 747 Leavenworth Street, San Francisco, CA 94109 | $1,300,000 | 1,913 | 3 | 2 | $6800.3% | 11/6/2024 |
| 1301 Clay Street #1, San Francisco, CA 94109 | $1,630,000 | 1,854 | 2 | 2 | $87929.0% | 11/1/2024 |
| 1300 Eddy Street, San Francisco, CA 94115 | $1,295,000 | 1,900 | 3 | 2 | $6820.0% | 10/11/2024 |
| 2865 Jackson Street #4, San Francisco, CA 94115 | $2,150,000 | 1,799 | 3 | 2 | $1,19575.3% | 10/3/2024 |
| 919-921 Grove Street, San Francisco, CA 94117 | $1,640,000 | 2,106 | 4 | 2 | $77914.3% | 10/18/2024 |
2240 Green Street #4, San Francisco, CA 94123
Price: $2,240,000
Sq.Ft: 1,521
Beds/Baths: 2/2
$/Sq.Ft:
$1,473116.1%
Sale Date: 1/22/2025
747 Leavenworth Street, San Francisco, CA 94109
Price: $1,300,000
Sq.Ft: 1,913
Beds/Baths: 3/2
$/Sq.Ft:
$6800.3%
Sale Date: 11/6/2024
1301 Clay Street #1, San Francisco, CA 94109
Price: $1,630,000
Sq.Ft: 1,854
Beds/Baths: 2/2
$/Sq.Ft:
$87929.0%
Sale Date: 11/1/2024
1300 Eddy Street, San Francisco, CA 94115
Price: $1,295,000
Sq.Ft: 1,900
Beds/Baths: 3/2
$/Sq.Ft:
$6820.0%
Sale Date: 10/11/2024
2865 Jackson Street #4, San Francisco, CA 94115
Price: $2,150,000
Sq.Ft: 1,799
Beds/Baths: 3/2
$/Sq.Ft:
$1,19575.3%
Sale Date: 10/3/2024
919-921 Grove Street, San Francisco, CA 94117
Price: $1,640,000
Sq.Ft: 2,106
Beds/Baths: 4/2
$/Sq.Ft:
$77914.3%
Sale Date: 10/18/2024
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