Score
0San Francisco, CA
1229 45th Ave
999K
4 beds
2 baths
1,460 sqft
4 bd • 2 ba • 1,460 sf
Educational Use Only — NOT an appraisal or professional advice. — NOT professional advice. See terms
AI Property Analysis
0:000:00 / 0:00
List Price
$999,000
Price/Sq.Ft
$684
Year Built
1903
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Prime Location: Situated in the Outer Sunset, the property is steps away from Golden Gate Park and Ocean Beach, offering access to outdoor recreation and scenic views. This location is highly desirable for renters and buyers alike.
• RH-2 Zoning: The RH-2 zoning allows for two-family residential use, providing flexibility for either a single-family home or two separate units. This zoning also opens the door for potential ADU development, further increasing the property's value.
• Large Lot with Development Potential: The property boasts a large lot with ample space for expansion, including the possibility of adding an ADU or additional parking spaces. The existing open space between the garage and the house provides a unique opportunity for creative development.
• Pending ADU Permit: The fact that an ADU permit is pending final approval is a significant advantage, as it streamlines the development process and saves time and money for the buyer. This permit could add substantial value to the property upon completion.
• Strong School District: The property is located within a highly-rated school district, with Key (Francis Scott) Elementary School (7/10), Giannini (A.P.) Middle School (8/10), and Washington (George) High School (9/10) nearby. This is a major draw for families with children.
The Bad
• Significant Renovation Required: The property is in poor condition and requires extensive renovations, including potential structural repairs, electrical and plumbing upgrades, and cosmetic improvements. This will involve significant time, effort, and financial investment.
• Unknown Underlying Issues: Due to the property's condition, there may be hidden problems such as mold, asbestos, or termite damage that are not immediately apparent. These issues could add unexpected costs to the renovation.
• Limited Market Appeal in Current State: The property's dilapidated condition may deter many potential buyers, limiting the pool of interested parties and potentially impacting the sale price.
• High Air Quality Risk: The property has a severe air quality risk (7/10), with an average of 13 bad air days per year. This may be a concern for buyers with respiratory sensitivities and could necessitate investment in air filtration systems.
The Ugly
• High Estimated Insurance Costs: The estimated annual insurance cost of $3,596.4 is significantly higher than the national average, reflecting the property's age, location, and potential risks. This adds to the overall cost of ownership.
• Crime Statistics: While violent crime rates are lower than state and national averages, property crime is slightly higher than the national average. The total crime rate of 2986.5 per 100,000 residents is a factor to consider, and may warrant security upgrades.
• Property History: The price fluctuations over the past year, including a sale at $900,000 followed by a listing at $995,000, raise questions about the property's true market value and the seller's motivation. The lack of a consistent pricing strategy may indicate underlying issues or unrealistic expectations.
• Unattractive Aesthetics: The property's current appearance, as shown in the photos, is unappealing and may deter potential buyers. Extensive cosmetic work is needed to improve its curb appeal and marketability.
Who is this property for?
These details are presented solely for educational purposes and are not meant to steer or limit any prospective buyer.
Best For
• Seasoned Real Estate Investors: The RH-2 zoning, potential ADU approval, and proximity to Golden Gate Park make this property ideal for investors looking to maximize rental income or pursue a fix-and-flip project. The large lot offers significant expansion possibilities.
• Contractors Seeking a Project: This property presents a blank canvas for contractors to showcase their skills through a comprehensive renovation or new construction. The vacant status allows for immediate commencement of work.
• Buyers Comfortable with Renovation Financing: Given the property's condition, buyers should be prepared to secure a renovation loan or have access to substantial capital for necessary repairs and upgrades. The potential ADU could significantly increase the property's value post-renovation.
• Buyers familiar with the Outer Sunset: Individuals who appreciate the neighborhood's proximity to the beach, parks, and local amenities, and who are willing to invest in a property needing significant work.
Not For
• First-Time Homebuyers Seeking Move-In Ready Properties: The extensive renovation required makes this property unsuitable for buyers seeking a hassle-free purchase. The property is far from habitable in its current state.
• Buyers with Limited Renovation Budgets: Given the property's condition, substantial investment is needed to bring it up to code and make it livable. Buyers with tight budgets may find the renovation costs prohibitive.
• Buyers Seeking Low-Maintenance Properties: This property requires significant ongoing maintenance due to its age and condition. The large lot also necessitates regular upkeep.
• Risk-Averse Buyers: The pending ADU permit, potential for unforeseen structural issues, and the need for extensive renovations introduce uncertainty that may deter risk-averse buyers.
Demographics
Area Median Income
$130,708
Property History
Price History
Ownership Timeline
$900,000Financed
Jan 24, 2025Labatt LlcWhite Tiger Property Group Llc
Grant Deed
Standard Sale (Purchase/Resales)
$650,000Financed
Apr 6, 2015Kam Yuen Lee, Yen Yuk Wong LeeLabatt Llc
Grant Deed
Non-Residential Arm's Length Transactions
$288,000Financed
Jul 28, 1999Shek Jacqueline L WKam Yuen Lee, Yuk Yen Wong Lee
Grant Deed
Standard Sale (Purchase/Resales)
Property Taxes
$9,975
2024 Tax Assessment
0.2%from previous year
Assessed Value$765,875
Tax Rate1.30%
Sunlight Analysis
Visualize how sunlight affects this property throughout the day and year.
Sunlight Analysis
Data provided by Shadowmap
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Schools
Nearby school quality by education level
Elementary
6.3/10
GoodMiddle
6.0/10
GoodHigh
4.7/10
AverageFinancials
Monthly Costs
Market Rent (4 bed)
Get a detailed estimate on Zillow$2,156
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$999,000
Price/sqft
$684
Layout
4 bd•2 ba
Days on market
19 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$1,326,333
24.7%
Your price is 24.7% below average
Median Price
$1,270,000
21.3%
Based on 6 recent sales
Price per Sq.Ft
$902
24.1%
Your price is 24.1% below average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 1531 41st Avenue, San Francisco, CA 94122 | $1,528,000 | 1,500 | 3 | 2 | $1,01948.9% | 1/11/2025 |
| 4037 Moraga Street, San Francisco, CA 94122 | $1,750,000 | 1,585 | 3 | 2 | $1,10461.4% | 11/9/2024 |
| 1607 47th Avenue, San Francisco, CA 94122 | $1,100,000 | 1,268 | 3 | 2 | $86826.8% | 11/7/2024 |
| 1787 32nd Avenue, San Francisco, CA 94122 | $1,155,000 | 1,600 | 4 | 2 | $7225.5% | 10/25/2024 |
| 1787 32nd Avenue, San Francisco, CA 94122 | $1,155,000 | 1,600 | 4 | 2 | $7225.5% | 10/25/2024 |
| 1995 34th Avenue, San Francisco, CA 94116 | $1,270,000 | 1,301 | 3 | 2 | $97642.7% | 9/27/2024 |
1531 41st Avenue, San Francisco, CA 94122
Price: $1,528,000
Sq.Ft: 1,500
Beds/Baths: 3/2
$/Sq.Ft:
$1,01948.9%
Sale Date: 1/11/2025
4037 Moraga Street, San Francisco, CA 94122
Price: $1,750,000
Sq.Ft: 1,585
Beds/Baths: 3/2
$/Sq.Ft:
$1,10461.4%
Sale Date: 11/9/2024
1607 47th Avenue, San Francisco, CA 94122
Price: $1,100,000
Sq.Ft: 1,268
Beds/Baths: 3/2
$/Sq.Ft:
$86826.8%
Sale Date: 11/7/2024
1787 32nd Avenue, San Francisco, CA 94122
Price: $1,155,000
Sq.Ft: 1,600
Beds/Baths: 4/2
$/Sq.Ft:
$7225.5%
Sale Date: 10/25/2024
1787 32nd Avenue, San Francisco, CA 94122
Price: $1,155,000
Sq.Ft: 1,600
Beds/Baths: 4/2
$/Sq.Ft:
$7225.5%
Sale Date: 10/25/2024
1995 34th Avenue, San Francisco, CA 94116
Price: $1,270,000
Sq.Ft: 1,301
Beds/Baths: 3/2
$/Sq.Ft:
$97642.7%
Sale Date: 9/27/2024
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