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2418 30th Ave
Score
0
San Francisco, CA

2418 30th Ave

1.9M
5 bd • 4 ba • 2,464 sf

This analysis was generated on 1/23/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

AI Property Analysis

0:00
0:00 / 0:00
List Price

$1,895,000

Price/Sq.Ft

$769

Year Built

1926

AI Property Analysis

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

The Good

This property at 2418 30th Ave in San Francisco's Parkside Sunset neighborhood offers exceptional value with its recent renovation and spacious layout. At 2,464 sqft, it's approximately 23% larger than the median home size in San Francisco (2,000 sqft). The property boasts 5 bedrooms and 4 bathrooms, ideal for large families or those needing extra space for home offices. Recent upgrades include new hardwood floors and a new roof, which significantly reduce near-term maintenance costs. The home's location in Parkside Sunset provides a balance of residential calm and urban convenience, with highly-rated schools nearby (Lincoln High School at 7/10, just 0.5 miles away). The property's climate risk profile is excellent, with minimal risks for flood (1/10), fire (1/10), heat (1/10), and wind (1/10), potentially leading to lower insurance costs compared to properties with higher risk scores.

The Bad

The property's price point of $1,895,000, while competitive for San Francisco, is still 45.8% higher than its last sale price just three months ago ($1,300,000 in October 2024). This rapid price increase may raise concerns about overvaluation. The price per square foot of $769.07 is above the city average (typically around $600-$700/sqft), which could limit the pool of potential buyers. The property's air quality risk is severe (7/10), with 12 bad air days per year, which may be a concern for residents with respiratory issues. The estimated annual insurance cost of $6,822 is relatively high, potentially adding to the overall cost of ownership.

The Ugly

The property's location in San Francisco exposes it to the city's notoriously high property taxes, which are typically around 2% of the assessed value. This could result in annual property taxes of approximately $37,900, a significant ongoing expense. The home's age (built in 1926) may lead to hidden maintenance issues despite recent renovations. Major systems like plumbing and electrical may need updates in the near future, potentially costing tens of thousands of dollars. The rapid price appreciation in just three months (45.8% increase) raises questions about market stability and the potential for a price correction, which could put recent buyers at risk of negative equity.

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 best suited for high-income families or professionals with household incomes of $350,000+ annually, based on traditional mortgage qualification ratios. It's ideal for those prioritizing space, modern amenities, and proximity to good schools. The multiple bedrooms and bathrooms make it perfect for large families or those frequently hosting guests. With its home office and spacious layout, it's also well-suited for professionals working remotely or those needing dedicated workspace. The property could appeal to long-term investors betting on San Francisco's historically strong real estate appreciation, despite current high prices.

Not For

This property is not suitable for first-time homebuyers or those with limited budgets, given its high price point and potential for additional costs. It's not ideal for investors seeking immediate rental returns, as the high purchase price would likely result in negative cash flow at current market rents (even a 4-bedroom unit rents for about $4,330/month on average). Those sensitive to air quality issues should be cautious due to the severe air quality risk score. Buyers looking for a low-maintenance property may find the potential upkeep of a nearly 100-year-old home challenging, despite recent renovations.
Demographics
Area Median Income

$134,652

Property History

Price History
Ownership Timeline
$1,300,000Cash Purchase
Oct 7, 2024
Cherisse A Payne, Carl A Payne Living TrustYellow Sand Ventures Llc, Structure Hd Group Llc
Grant Deed
Standard Sale (Purchase/Resales)
$0Cash Purchase
Aug 22, 2023
Cherisse A Payne, Carl A Payne Living TrustCherisse A Payne
Intrafamily Transfer
Non-Arm's Length Transactions
$0Financed
Dec 13, 2021
Cherisse A Payne, Carl A Payne Living TrustCherisse A Payne
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Sep 30, 2019
Carl A PayneCarl A Payne, The Carl A Payne Living Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Apr 3, 2000
Terri P ChantrelleCarl A Payne
Grant Deed
Non-Arm's Length Transactions
$0Financed
Jul 21, 1995
Carl A Payne, Terri P ChantrelleCarl A Payne, Terri P Chantrelle
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Oct 1, 1993
Carl A Payne, Terri P ChantrelleCarl A Payne, Terri P Chantrelle
Grant Deed
Non-Arm's Length Transactions

Property Taxes

$19,747
2024 Tax Assessment
5.1%from previous year
Assessed Value$1,560,600
Tax Rate1.27%

Sunlight Analysis

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

Sunlight Analysis

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Risk Assessment

Climate Risks

airMAJOR

12 bad air quality days per year

floodMINIMAL

FEMA Zone: Minimal Risk Area

Insurance: Optional

heatMINIMAL

8 extreme heat days per year

98th percentile: 74°F

fireMINIMAL

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

The most significant risk is the potential for market volatility, given the 45.8% price increase in just three months. This rapid appreciation may not be sustainable and could lead to a price correction. The severe air quality risk (7/10) could impact quality of life and potentially property value if the issue worsens over time. Despite recent renovations, the home's age (99 years) presents a risk of unexpected maintenance issues, particularly with major systems like plumbing and electrical. The high property taxes and insurance costs contribute to elevated ongoing ownership expenses, which could become burdensome if income levels change or interest rates rise for adjustable-rate mortgages.
Insurance
Annual Cost

$6,822

$569 per month

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Schools

Showing top 5 of 45 schools

Lowell High School

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

Ulloa Elementary School

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

Stevenson (robert Louis) Elementary School

Public•Grades K-5
9/10
Elementary
489 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

Financials

Monthly Costs
Market Rent (5 bed)

$4,330

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Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Subject Property

Price
$1,895,000
Price/sqft
$769
Layout
5 bd•4 ba
Days on market
7 daysat time of analysis

Stats in the Area

Based on 6 comparable properties nearby

Average Price

$2,137,500

11.3%

Your price is 11.3% below average

Median Price

$2,175,000

12.9%

Based on 6 recent sales

Price per Sq.Ft

$865

11.1%

Your price is 11.1% below average $/sqft

Comparable Properties

2062 20th Avenue, San Francisco, CA 94116
Price: $2,030,000
Sq.Ft: 2,285
Beds/Baths: 4/4
$/Sq.Ft:
$88815.5%
Sale Date: 10/25/2024
2182 14th Avenue, San Francisco, CA 94116
Price: $2,350,000
Sq.Ft: 2,414
Beds/Baths: 4/4
$/Sq.Ft:
$97326.6%
Sale Date: 9/26/2024
2298 Cecilia Avenue, San Francisco, CA 94116
Price: $2,525,000
Sq.Ft: 2,678
Beds/Baths: 4/4
$/Sq.Ft:
$94322.6%
Sale Date: 9/5/2024
2325 32nd Avenue, San Francisco, CA 94116
Price: $1,750,000
Sq.Ft: 2,308
Beds/Baths: 5/3
$/Sq.Ft:
$7581.4%
Sale Date: 10/29/2024
506 Taraval Street, San Francisco, CA 94116
Price: $1,995,000
Sq.Ft: 2,479
Beds/Baths: 4/3
$/Sq.Ft:
$8054.6%
Sale Date: 9/27/2024
1715 33rd Avenue, San Francisco, CA 94122
Price: $2,175,000
Sq.Ft: 2,651
Beds/Baths: 5/3
$/Sq.Ft:
$8206.7%
Sale Date: 8/23/2024

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