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421 Point Lobos Ave
San Francisco, CA

421 Point Lobos Ave

$2,495,000
4 bd • 5 ba • 2,361 sf

This analysis was generated by artificial intelligence on 2/6/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

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AI Property Analysis

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List Price

$2,495,000

Price/Sq.Ft

$1057

Year Built

1941

AI Property Analysis

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

The Good

• Prime Location Near Ocean Beach: The property's location minutes from Ocean Beach offers easy access to outdoor recreation, coastal amenities, and scenic views. This is a highly desirable location for those who enjoy beach living. • Modern, Updated Interiors: The property has been extensively renovated with modern finishes, high-end appliances, and updated systems. The updated electrical, plumbing, heating, radiant floors, surround sound, and security cameras offer modern convenience and peace of mind. The chef's kitchen with Thermador appliances and a wine refrigerator is a major selling point. • Excellent School District: The property is located near highly-rated public schools, including Lafayette Elementary School (9/10), Presidio Middle School (7/10), and George Washington High School (9/10). This is a major draw for families with children. • Ample Parking: The property offers 3-car parking (1 garage, 2 driveway), which is a significant advantage in a city where parking is often scarce and expensive. This is a major convenience for residents and visitors.

The Bad

• High Price per Square Foot: At $1,056.76 per square foot, the property is priced higher than the average for the Outer Richmond neighborhood. While the modern updates and desirable features may justify a premium, buyers should carefully compare the price per square foot to other comparable properties to ensure they are getting fair value. • Air Quality Risk: The severe air quality risk (7/10) and 13 bad air days per year are significant concerns. This could impact the health and lifestyle of residents, especially those with respiratory sensitivities. The air quality risk is higher than the city average. • High Estimated Insurance Costs: The estimated annual insurance of $8,982 is significantly higher than the national average. This is likely due to a combination of factors, including the property's location near the coast, its value, and the moderate fire risk (4/10). This high cost will impact the overall affordability of the property.

The Ugly

• Price Volatility and Recent Price Reductions: The property's listing history reveals a pattern of price increases and decreases, with a recent price reduction of -0.9% from its previous listing price. It sold for $2,518,000 in 2023 and is now listed for $2,495,000. This price volatility raises questions about the property's true market value and potential for future appreciation. • High Total Cost of Ownership: Combining the list price of $2,495,000 with the high estimated insurance costs ($8,982/year) and property taxes will result in substantial monthly mortgage payments and overall ownership expenses. Buyers should carefully assess their financial capacity to afford this property. Assuming a 20% down payment ($499,000) and a 7% interest rate, the monthly mortgage payment would be approximately $13,300 (excluding property taxes and insurance). • Moderate Fire Risk: The moderate fire risk (4/10) requires attention to fire safety and preparedness. While the risk is not as severe as in high-risk fire zones, buyers should still take precautions to protect the property from fire damage. The fire risk score is higher than the city average.

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

• High-End Buyers Seeking a Modern, Move-In Ready Home: The updated electrical, plumbing, heating, radiant floors, surround sound, and security cameras offer modern convenience. The recent renovations minimize the need for immediate upgrades or repairs. • Buyers Prioritizing Indoor/Outdoor Living and Entertaining: The seamless flow between indoor and outdoor spaces, multiple decks, and a low-maintenance backyard with a fire pit cater to those who enjoy entertaining and coastal living. The chef's kitchen with Thermador appliances and a wine refrigerator is ideal for hosting. • Families Valuing Proximity to Highly-Rated Schools: Located near Lafayette Elementary School (9/10), Presidio Middle School (7/10), and George Washington High School (9/10), this property is attractive to families prioritizing access to quality public education. • Buyers Seeking Multi-Car Parking in a Dense Urban Environment: With 3-car parking (1 garage, 2 driveway), this property offers a significant advantage in a city where parking is often scarce and expensive.

Not For

• Buyers Seeking a Large Backyard or Extensive Outdoor Space: The property description mentions a low-maintenance backyard, suggesting it may be smaller than what some buyers desire. Those prioritizing a large yard for gardening, recreation, or pets may find this property unsuitable. • Buyers on a Tight Budget or Seeking Lower Monthly Expenses: With a list price of $2,495,000 and high estimated insurance costs ($8,982/year), this property will likely result in substantial monthly mortgage payments and overall ownership expenses. Buyers with budget constraints may need to consider more affordable options. • Buyers Averse to Coastal Weather Conditions or Air Quality Concerns: The property's proximity to Ocean Beach means it may experience frequent fog, wind, and cooler temperatures. The severe air quality risk (7/10) and 13 bad air days per year may deter buyers with respiratory sensitivities or those seeking consistently clean air.
Demographics
Area Median Income

$116,970

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Risk Assessment

Climate Risks

airSEVERE

13 bad air quality days per year

fireMODERATE

Insurance: Recommended

heatMINOR

7 extreme heat days per year

98th percentile: 77°F

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

windMINIMAL

Insurance: Optional

Risk Analysis

• High Insurance Costs: The estimated annual insurance of $8,982 significantly increases the total cost of ownership. Obtain multiple insurance quotes to assess the actual cost and explore potential mitigation strategies. • Air Quality: The severe air quality risk (7/10) and 13 bad air days per year could impact health and lifestyle. Consider air purifiers and other measures to mitigate the effects of poor air quality. • Market Fluctuations: San Francisco's real estate market is known for its volatility. Monitor market trends and consult with a real estate professional to assess the potential for future price fluctuations. The property's recent price reductions could be a sign of softening demand. • Limited Appreciation Potential: The property's price has fluctuated in recent years, with a decrease in value from its 2023 sale price. This suggests that significant appreciation may not be guaranteed in the short term. Research neighborhood trends and consider long-term market forecasts to assess potential appreciation. • Coastal Weather: Proximity to Ocean Beach means the property may experience frequent fog, wind, and cooler temperatures. Be prepared for these coastal weather conditions and factor them into your lifestyle considerations.
Insurance
Annual Cost

$8,982

$749 per month

Financials

Monthly Costs
Market Rent (4 bed)

$4,283

Price History

Property Taxes

$30,876
2024 Tax Assessment
52.8%from previous year
Assessed Value$2,568,360
Tax Rate1.20%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$1,916,667

-23.2% below list price

Median Price

$1,900,000

Based on 3 recent sales

Price per Sq.Ft

$783

Comparable Properties

722 37th Avenue, San Francisco, CA 94121
Price: $1,950,000
Sq.Ft: 2,321
Beds/Baths: 4/4
$/Sq.Ft:
$84020.5%
Sale Date: 9/6/2024
3331 Cabrillo Street, San Francisco, CA 94121
Price: $1,900,000
Sq.Ft: 2,519
Beds/Baths: 4/4
$/Sq.Ft:
$75428.6%
Sale Date: 9/13/2024
3333 Cabrillo Street, San Francisco, CA 94121
Price: $1,900,000
Sq.Ft: 2,519
Beds/Baths: 5/4
$/Sq.Ft:
$75428.6%
Sale Date: 9/13/2024

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