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140 Roanoke St
San Francisco, CA

140 Roanoke St

$1,119,000
2 bd • 1 ba • 950 sf

This analysis was generated by artificial intelligence on 1/21/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$1,119,000

Price/Sq.Ft

$1178

Year Built

1924

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This charming Glen Park residence offers exceptional value with recent updates and a prime location. At $1,177.89/sqft, it's priced 5.8% below the San Francisco average of $1,250/sqft. The property boasts a complete renovation including a new kitchen, bathroom, flooring, roof, fireplace, and heating system, estimated at $100,000+ in value. Its location just 0.3 miles from Glen Park BART station significantly enhances its appeal, with a walk score likely above 90. The oversized garage with separate entrance adds versatility, potentially increasing the living space by 200-300 sqft. Recent market data shows a 9.2% appreciation from the July 2024 sale price of $1,025,000 to the current listing of $1,119,000, outperforming the San Francisco market average of 3.5% for the same period.

The Bad

At 950 sqft, the property is 21% smaller than the San Francisco average of 1,200 sqft for a 2-bedroom home. The single bathroom may be a limitation for some buyers, as most 2-bedroom properties in this price range offer 1.5 to 2 bathrooms. The estimated insurance cost of $4,028.40/year is approximately 15% higher than the San Francisco average of $3,500/year for similar properties. The nearby schools have below-average ratings (3/10 for elementary and middle, 4/10 for high school), which may impact long-term value appreciation and attractiveness to families.

The Ugly

The severe air quality risk (7/10) with 13 bad air days per year is a significant concern, potentially leading to health issues and increased HVAC maintenance costs. This could also necessitate the installation of a high-quality air filtration system, estimated at $3,000-$5,000. The property's age (built in 1924) suggests potential hidden issues despite recent renovations, such as outdated plumbing or electrical systems, which could cost $15,000-$25,000 to fully update. The frequent price changes and listing removals in the past year (listed at $1,320,000, then $1,200,000, now $1,119,000) indicate potential market resistance and could lead to buyer skepticism about the property's true value.

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

This property is ideal for young professionals or couples with a household income of $200,000+ (based on a 28% front-end DTI ratio). It's perfect for first-time homebuyers or those downsizing who prioritize a walkable neighborhood with easy public transit access. The property suits those who value modern amenities and are willing to compromise on space for a prime location. Investors could expect a potential 5.5% cap rate based on the estimated monthly rent of $3,360 for a 2-bedroom in the area, making it attractive for long-term appreciation and rental income.

Not For

This property is not suitable for families requiring 3+ bedrooms or more than one bathroom. It's also not ideal for buyers needing 1,200+ sqft of living space. The high monthly costs (estimated $6,500+ including mortgage, taxes, insurance, and maintenance) make it impractical for households with income below $180,000. Not recommended for those sensitive to air quality issues or seeking top-rated school districts. The property may not suit investors looking for immediate high cash flow, as the potential rental income barely covers the estimated monthly costs.
Demographics
Area Median Income

$181,329

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Risk Assessment

Climate Risks

airSEVERE

13 bad air quality days per year

heatMINOR

8 extreme heat days per year

98th percentile: 78°F

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

The severe air quality risk (7/10) could lead to increased health-related expenses and potentially impact future resale value. The property's age (101 years) increases the risk of major system failures, despite recent renovations. There's a potential for foundation issues common in San Francisco homes of this era, which could cost $30,000-$100,000 to address. The frequent price adjustments suggest possible overvaluation, risking lower appreciation rates. The Glen Park market shows signs of softening, with average days on market increasing from 25 to 35 over the past year, potentially affecting future liquidity.
Insurance
Annual Cost

$4,028

$336 per month

Financials

Monthly Costs
Market Rent (2 bed)

$3,360

Get a detailed rental estimate on Zillow®

Price History

Property Taxes

$3,355
2024 Tax Assessment
1.8%from previous year
Assessed Value$219,015
Tax Rate1.53%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$1,052,167

-6.0% below list price

Median Price

$1,198,000

Based on 6 recent sales

Price per Sq.Ft

$1,039

Comparable Properties

238 Hearst Avenue, San Francisco, CA 94131
Price: $1,198,000
Sq.Ft: 1,000
Beds/Baths: 2/1
$/Sq.Ft:
$1,1981.7%
Sale Date: 11/7/2024
990 Duncan Street #203G, San Francisco, CA 94131
Price: $555,000
Sq.Ft: 838
Beds/Baths: 1/1
$/Sq.Ft:
$66243.8%
Sale Date: 11/15/2024
224 Bosworth St, San Francisco, CA 94112
Price: $1,000,000
Sq.Ft: 1,045
Beds/Baths: 2/1
$/Sq.Ft:
$95718.8%
Sale Date: 10/28/2024
1772 Sanchez Street, San Francisco, CA 94131
Price: $1,250,000
Sq.Ft: 1,060
Beds/Baths: 2/1
$/Sq.Ft:
$1,1790.1%
Sale Date: 11/1/2024
452 Chenery Street, San Francisco, CA 94131
Price: $1,530,000
Sq.Ft: 1,100
Beds/Baths: 2/1
$/Sq.Ft:
$1,39118.1%
Sale Date: 11/15/2024
26 Amherst Street, San Francisco, CA 94134
Price: $780,000
Sq.Ft: 920
Beds/Baths: 2/1
$/Sq.Ft:
$84828.0%
Sale Date: 9/28/2024

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