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1642 Noriega St
Score
0
San Francisco, CA

1642 Noriega St

1.3M
3 bd • 2 ba • 2,125 sf

This analysis was generated on 1/16/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$1,295,000

Price/Sq.Ft

$609

Year Built

1935

AI Property Analysis

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

The Good

The property at 1642 Noriega St offers exceptional value in San Francisco's coveted Sunset neighborhood. At $609.41/sqft, it's priced competitively compared to the city's median of $1,000/sqft. The 2,125 sqft layout is 41.7% larger than the San Francisco average of 1,500 sqft, providing ample space. The NC-2 zoning allows for potential commercial use, increasing versatility. The legal studio on the lower level offers rental potential, with estimated income of $2,156/month based on current market rates. The property's location is prime, just half a block from Sunset Reservoir Park and near Golden Gate Park, enhancing its appeal. Climate risk is minimal, with low flood (1/10) and fire (1/10) risk scores, potentially leading to lower insurance premiums. The home's 1935 construction showcases timeless charm with modern updates like hardwood floors and a center patio for natural light.

The Bad

The property's age (built in 1935) suggests potential for higher maintenance costs and necessary updates. While the listing mentions "modern convenience," specific recent upgrades are not detailed, which could mean additional investment for buyers. The estimated insurance cost of $4,662/year is relatively high, possibly due to the property's size and value. The severe air quality risk (7/10) with 13 bad air days per year could be a concern for some buyers, potentially requiring air purification systems. The home has been on the market for 6 days, which is slightly longer than the hot San Francisco market average, possibly indicating it's priced at the higher end of its range.

The Ugly

The property's price of $1,295,000, while competitive for San Francisco, still requires a substantial down payment and mortgage. Based on a 20% down payment and current interest rates, the monthly mortgage payment could exceed $6,500, not including property taxes, insurance, and maintenance. The total monthly ownership costs could approach $9,000-$10,000, requiring a household income of over $300,000 to comfortably afford (using a 36% debt-to-income ratio). The severe air quality risk (7/10) could lead to health concerns and additional costs for air filtration systems. Given the age of the home, major systems (plumbing, electrical, roof) may need replacement in the near future, potentially costing $50,000-$100,000 or more.

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 high-income professionals or families earning $300,000+ annually who value space and location over new construction. It suits those looking for a long-term investment in a desirable neighborhood, with the flexibility to generate rental income from the lower-level studio. The home is perfect for buyers who appreciate historic charm and are willing to invest in maintaining an older property. The NC-2 zoning makes it attractive for those considering a home-based business or future commercial use. It's well-suited for families, given its proximity to highly-rated schools (Jefferson Elementary 7/10, Giannini Middle 8/10, Lincoln High 7/10).

Not For

This property is not suitable for first-time homebuyers or those with limited budgets, given the high purchase price and potential for additional maintenance costs. It's not ideal for investors looking for immediate high returns, as the rental income from the studio alone won't cover the mortgage. Those seeking a modern, move-in ready home without the need for updates or maintenance may find this property challenging. Individuals with respiratory issues might be concerned about the severe air quality risk. Buyers looking for a short-term investment or quick flip may find the high entry cost and potential for necessary updates less appealing.
Demographics
Area Median Income

$130,708

Property History

Price History
Ownership Timeline
$0Cash Purchase
Apr 22, 2004
Grace ChenGrace K Chen, Grace K Chen Living Trust
Intrafamily Transfer
Non-Arm's Length Transactions

Property Taxes

$2,496
2024 Tax Assessment
1.5%from previous year
Assessed Value$210,580
Tax Rate1.19%

Sunlight Analysis

Visualize how sunlight affects this property throughout the day and year.

Sunlight Analysis

Data provided by Shadowmap

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Risk Assessment

Climate Risks

airMAJOR

13 bad air quality days per year

floodMINIMAL

FEMA Zone: Minimal Risk Area

Insurance: Optional

heatMINIMAL

7 extreme heat days per year

98th percentile: 74°F

fireMINIMAL

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

The severe air quality risk (7/10) is a significant concern, potentially affecting residents' health and requiring investment in air purification systems. The property's age (90 years) increases the likelihood of major system failures or necessary upgrades, which could cost $50,000-$100,000 or more over the next 5-10 years. While flood and fire risks are minimal, the home's age may make it more vulnerable to earthquake damage, necessitating a seismic retrofit (potentially $10,000-$50,000). The high monthly costs ($9,000-$10,000 estimated) make it vulnerable to market downturns or interest rate increases. The NC-2 zoning, while offering flexibility, could lead to increased commercial activity in the area, potentially affecting the residential feel of the neighborhood.
Insurance
Annual Cost

$4,662

$389 per month

Price Prediction Challenge

Think you know what 1642 Noriega St will sell for? Put your market expertise to the test!

1 market expert predicted

Join 1 market expert in predicting this property's future. Closest prediction wins Market Expert status + 1 month Premium access!

$1,295,000
0.0% above list

Average prediction

75%
High confidence

Community consensus

1
Market experts

Total predictions

Recent Predictions

GC
Giulio C.

Testing

1/17/2025
$1,295,000
75% confidence

Schools

Showing top 5 of 48 schools

Lowell High School

Public•Grades 9-12
10/10
High
2,774 students

Lilienthal (claire) Elementary School

Public•Grades K-8
9/10
ElementaryMiddle
697 students

Lawton Alternative Elementary School

Public•Grades K-8
9/10
ElementaryMiddle
593 students

Chinese Immersion School At Deavila

Public•Grades K-5
9/10
Elementary
387 students

Jefferson Elementary School

Public•Grades K-5
9/10
Elementary
490 students

Financials

Monthly Costs
Market Rent (3 bed)

$3,912

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Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Subject Property

Price
$1,295,000
Price/sqft
$609
Layout
3 bd•2 ba
Days on market
6 daysat time of analysis

Stats in the Area

Based on 6 comparable properties nearby

Average Price

$1,767,618

26.7%

Your price is 26.7% below average

Median Price

$1,781,910

27.3%

Based on 6 recent sales

Price per Sq.Ft

$898

32.1%

Your price is 32.1% below average $/sqft

Comparable Properties

1734 27th Avenue, San Francisco, CA 94122
Price: $2,000,000
Sq.Ft: 2,105
Beds/Baths: 3/2
$/Sq.Ft:
$95055.9%
Sale Date: 10/28/2024
2486 35th Avenue, San Francisco, CA 94116
Price: $1,680,000
Sq.Ft: 2,043
Beds/Baths: 4/2
$/Sq.Ft:
$82234.9%
Sale Date: 11/7/2024
2501 Quintara Street, San Francisco, CA 94116
Price: $1,713,800
Sq.Ft: 2,071
Beds/Baths: 3/2
$/Sq.Ft:
$82835.8%
Sale Date: 10/25/2024
1918 17th Avenue, San Francisco, CA 94116
Price: $1,781,910
Sq.Ft: 1,732
Beds/Baths: 2/2
$/Sq.Ft:
$1,02968.8%
Sale Date: 12/5/2024
1666 36th Avenue, San Francisco, CA 94122
Price: $1,800,000
Sq.Ft: 1,764
Beds/Baths: 3/2
$/Sq.Ft:
$1,02067.4%
Sale Date: 11/22/2024
3100 Moraga Street, San Francisco, CA 94122
Price: $1,630,000
Sq.Ft: 2,200
Beds/Baths: 4/2
$/Sq.Ft:
$74121.6%
Sale Date: 9/19/2024

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