01 / Mosser vs comp set · trailing 90 days
Asking + achieved vs comp distribution, by bed bucket
click a row → drill to underlying leases or comps
| Bed | Mosser Leases | Mosser Asking | Mosser Achieved | Realization Δ | Comp Listings | Comp P25 | Comp Median | Comp P75 | Asking vs Median | Achieved vs Median |
|---|
| Studio | 17 | $2,092 | $2,089 | -0.1% | 117 | $1,895 | $2,295 | $2,885 | -$203 | -$206 |
| 1BR | 2 | $3,045 | $2,835 | -8.1% | 113 | $3,295 | $3,795 | $4,495 | -$750 | -$960 |
| 2BR | 2 | $4,645 | $4,645 | 0% | 52 | $4,495 | $5,595 | $6,195 | -$950 | -$950 |
| 3BR | — | — | — | — | 19 | $6,595 | $7,495 | $8,995 | — | — |
| Other | 3 | $3,662 | $3,630 | -1.2% | — | — | — | — | — | — |
P25 / median / P75 = comp-set rent distribution (25th, 50th, 75th percentile of rent_min on active SF listings). Mosser source: mosser_move_ins last 90 days. Comp source: listings_current first_seen last 90 days, operator ≠ mosser.
02 / Concession realization by channel
Asking + achieved + leakage · over time
click move-ins count → drill to those move-ins
| Month | Source | Move-Ins | Avg Asking | Avg Achieved | Realization Δ |
|---|
| 2026-06 | Property Website | 2 | $2,570 | $2,570 | 0% |
| 2026-05 | Property Website | 10 | $2,280 | $2,266 | -0.6% |
| 2026-05 | Other | 5 | $2,808 | $3,245 | 0% |
| 2026-05 | Zillow | 4 | $1,708 | $1,708 | 0% |
| 2026-05 | Referrals | 1 | $2,345 | $2,345 | 0% |
| 2026-05 | Craigslist | 1 | $3,195 | $3,195 | 0% |
| 2026-05 | Facebook.com | 1 | $2,295 | $2,295 | 0% |
| 2026-04 | Property Website | 7 | $2,945 | $2,944 | -0.1% |
| 2026-04 | Apartment List | 1 | $2,395 | $2,395 | 0% |
| 2026-04 | Zumper | 1 | $4,395 | $4,395 | 0% |
| 2026-04 | Craigslist | 1 | $5,595 | $5,495 | -1.8% |
| 2026-04 | Other | 1 | $4,495 | $4,495 | 0% |
| 2026-04 | Corporate Website | 1 | $3,695 | $3,695 | 0% |
03 / Forward projection
Coming with RevMan engine
Forward rent trajectory — projected achieved rent by cohort over the next 90 days — ships when the RevMan engine is live. See /revman for input list and timing.
Drill-Through
Comp set — 1BR · trailing 90 days
100 active competitor listings
| Operator | Address | Unit | Neighborhood | Beds | SqFt | Rent | DOM | First Seen |
|---|
| 2B Living | 285 Turk Street | 507 | — | 1 | 462 | $1,795 | 4 | 2026-05-10 |
| 2B Living | 10 Brooklyn Place | 05 | — | 1 | 386 | $2,395 | 3 | 2026-05-19 |
| Rentals Inc. | 333 Hyde St | A | — | 1 | — | $2,495 | 2 | 2026-05-30 |
| Rentals Inc. | 333 Hyde St | 12 | — | 1 | — | $2,495 | 2 | 2026-05-30 |
| Rentals Inc. | 665 Eddy St | 3 | — | 1 | — | $2,495 | 5 | 2026-05-27 |
| Brick + Timber | 540 Leavenworth Street | 402 | — | 1 | 385 | $2,595 | 4 | 2026-05-28 |
| Rentals Inc. | 665 Eddy St | 62 | — | 1 | — | $2,595 | 5 | 2026-05-27 |
| Trinity SF | 1190 Mission Street | 0818 | SoMa | 1 | 490 | $2,671 | 1 | 2026-05-10 |
| Rentals Inc. | 670 O'Farrell St | 34 | — | 1 | — | $2,695 | 22 | 2026-05-10 |
| Parkmerced | 3711 19th Avenue | — | Lake Merced | 1 | 695 | $2,695 | 22 | 2026-05-10 |
| Parkmerced | 3711 19th Avenue | — | Lake Merced | 1 | 776 | $2,695 | 22 | 2026-05-10 |
| Gaetani Real Estate | 1571 Revere Avenue #1 | 2nd | — | 1 | 760 | $2,695 | 22 | 2026-05-10 |
| Trinity SF | 1190 Mission Street | 1218 | SoMa | 1 | 490 | $2,724 | 1 | 2026-05-16 |
| Brick + Timber | 685 Geary Street | 102 | — | 1 | 489 | $2,795 | 22 | 2026-05-10 |
| Trinity SF | 1190 Mission Street | 0614 | SoMa | 1 | 478 | $2,886 | 6 | 2026-05-11 |
| Trinity SF | 1190 Mission Street | 0912 | SoMa | 1 | 476 | $2,936 | 2 | 2026-05-14 |
| Trinity SF | 1188 Mission Street | — | SoMa | 1 | 634 | $3,062 | 1 | 2026-05-15 |
| Trinity SF | 1188 Mission Street | 0401 | SoMa | 1 | 634 | $3,062 | 5 | 2026-05-10 |
| Trinity SF | 1190 Mission Street | 1104 | SoMa | 1 | 478 | $3,083 | 3 | 2026-05-19 |
| Brick + Timber | 1020 Post Street | 301 | — | 1 | 540 | $3,145 | 22 | 2026-05-10 |
| Brick + Timber | 755 O’Farrell Street | 44 | — | 1 | 384 | $3,175 | 8 | 2026-05-24 |
| RentSFNow | 1130 Larkin | 48 | Lower Nob Hill | 1 | — | $3,195 | 2 | 2026-05-26 |
| Rentals Inc. | 930 Post St | 18 | — | 1 | — | $3,195 | 12 | 2026-05-14 |
| Trinity SF | 1188 Mission Street | — | SoMa | 1 | 453 | $3,206 | 22 | 2026-05-10 |
| Brick + Timber | 676 Geary Street | 402 | — | 1 | 613 | $3,245 | 4 | 2026-05-28 |
| Brick + Timber | 1514 Geneva Avenue | 1 | — | 1 | 646 | $3,265 | 22 | 2026-05-10 |
| Gaetani Real Estate | 435 Euclid Avenue | 16 | — | 1 | — | $3,295 | 14 | 2026-05-15 |
| RentSFNow | 990 Geary | 507 | Downtown | 1 | — | $3,295 | 4 | 2026-05-28 |
| Gaetani Real Estate | 142 22nd Ave | 2 | — | 1 | 450 | $3,295 | 4 | 2026-05-28 |
| Trinity SF | 1188 Mission Street | 0410 | SoMa | 1 | 444 | $3,325 | 22 | 2026-05-10 |
| Trinity SF | 1188 Mission Street | — | SoMa | 1 | 444 | $3,325 | 15 | 2026-05-15 |
| Trinity SF | 1190 Mission Street | 0316 | SoMa | 1 | 478 | $3,342 | 10 | 2026-05-22 |
| Trinity SF | 1190 Mission Street | 1719 | SoMa | 1 | 488 | $3,367 | 1 | 2026-05-31 |
| Trinity SF | 1190 Mission Street | 1313 | SoMa | 1 | 474 | $3,393 | 3 | 2026-05-16 |
| RentSFNow | 1025 Sutter | 202 | Lower Nob Hill | 1 | — | $3,395 | 3 | 2026-05-29 |
| Rentals Inc. | 729 Ellis St | 408 | — | 1 | — | $3,395 | 21 | 2026-05-11 |
| Rentals Inc. | 980 Bush St | 402 | — | 1 | — | $3,395 | 3 | 2026-05-14 |
| Trinity SF | 1188 Mission Street | — | SoMa | 1 | 450 | $3,447 | 22 | 2026-05-10 |
| Trinity SF | 1188 Mission Street | 1015 | SoMa | 1 | 450 | $3,447 | 15 | 2026-05-15 |
| RentSFNow | 455 Hyde | 92 | Tenderloin | 1 | — | $3,495 | 1 | 2026-05-29 |
| Rentals Inc. | 812 Eddy St | 405 | — | 1 | — | $3,495 | 22 | 2026-05-10 |
| Rentals Inc. | 1085 S Van Ness Ave | 206A | — | 1 | — | $3,495 | 6 | 2026-05-24 |
| Trinity SF | 1177 Market Street | — | Civic Center | 1 | 422 | $3,513 | 22 | 2026-05-10 |
| Trinity SF | 33 8th Street | 0406 | SoMa | 1 | 627 | $3,558 | 4 | 2026-05-12 |
| Trinity SF | 33 8th Street | 0534 | SoMa | 1 | 620 | $3,593 | 3 | 2026-05-14 |
| Gaetani Real Estate | 1125 Union Street | 07 | — | 1 | 445 | $3,595 | 16 | 2026-05-10 |
| Trinity SF | 1177 Market Street | — | Civic Center | 1 | 500 | $3,655 | 20 | 2026-05-10 |
| Trinity SF | 33 8th Street | 1414 | SoMa | 1 | 600 | $3,661 | 1 | 2026-05-10 |
| Trinity SF | 1188 Mission Street | 1313 | SoMa | 1 | 444 | $3,666 | 1 | 2026-05-31 |
| Gaetani Real Estate | 699 Arguello Blvd. | 105 | — | 1 | 700 | $3,695 | 4 | 2026-05-15 |
| Gaetani Real Estate | 225 Lincoln Way | 307 | — | 1 | — | $3,695 | 7 | 2026-05-15 |
| Rentals Inc. | 1085 S Van Ness Ave | 206 | — | 1 | — | $3,695 | 14 | 2026-05-10 |
| Trinity SF | 33 8th Street | — | SoMa | 1 | 600 | $3,719 | 22 | 2026-05-10 |
| Brick + Timber | 1260 Broadway Street | 103 | — | 1 | 471 | $3,745 | 12 | 2026-05-14 |
| Brick + Timber | 1215 Laguna Street | 307 | — | 1 | 450 | $3,745 | 0 | 2026-06-01 |
| Trinity SF | 33 8th Street | — | SoMa | 1 | 746 | $3,761 | 10 | 2026-05-22 |
| Brick + Timber | 950 Franklin Street | 46 | — | 1 | 594 | $3,765 | 8 | 2026-05-24 |
| Gaetani Real Estate | 85 Heather Avenue | 8 | — | 1 | 697 | $3,795 | 7 | 2026-05-15 |
| Rentals Inc. | 1724 Waller St | C | — | 1 | — | $3,795 | 5 | 2026-05-27 |
| Brick + Timber | 1126 Bush Street | 500 | — | 1 | 577 | $3,795 | 7 | 2026-05-22 |
| Brick + Timber | 400 Duboce Avenue | 112 | — | 1 | 458 | $3,800 | 4 | 2026-05-10 |
| Brick + Timber | 814 California Street | 1 | — | 1 | 597 | $3,800 | 12 | 2026-05-10 |
| Brick + Timber | 2898 Jackson Street | 100 | — | 1 | 470 | $3,875 | 20 | 2026-05-10 |
| Brick + Timber | 1290 20th Avenue | 103 | — | 1 | 777 | $3,895 | 4 | 2026-05-28 |
| Rentals Inc. | 19 Hermann St | 303 | — | 1 | — | $3,995 | 5 | 2026-05-27 |
| 2B Living | 305 23rd Avenue | 04 | — | 1 | 600 | $3,995 | 2 | 2026-05-10 |
| Gaetani Real Estate | 990 Bay Street | 207 | — | 1 | — | $3,995 | 5 | 2026-05-10 |
| Rentals Inc. | 753 Green St | 1E | — | 1 | — | $3,995 | 8 | 2026-05-24 |
| Trinity SF | 33 8th Street | 0428 | SoMa | 1 | 608 | $4,026 | 15 | 2026-05-17 |
| Brick + Timber | 2363 Van Ness Avenue | 205 | — | 1 | 482 | $4,045 | 18 | 2026-05-14 |
| Brick + Timber | 1440 Sutter Street | 304 | — | 1 | 554 | $4,100 | 20 | 2026-05-10 |
| Brick + Timber | 2055 Sacramento Street | 305 | — | 1 | 612 | $4,125 | 19 | 2026-05-11 |
| Brick + Timber | 520 Buchanan Street | 17 | — | 1 | 498 | $4,145 | 11 | 2026-05-12 |
| Brick + Timber | 621 Stockton Street | 203 | — | 1 | 577 | $4,175 | 22 | 2026-05-10 |
| Rentals Inc. | 920 Fulton St | 206 | — | 1 | — | $4,195 | 10 | 2026-05-22 |
| Rentals Inc. | 759 Green St | 1E | — | 1 | — | $4,195 | 14 | 2026-05-10 |
| Brick + Timber | 400 Duboce Avenue | 313 | — | 1 | 432 | $4,275 | 2 | 2026-05-14 |
| Gaetani Real Estate | 940 Guerrero Street | 02 | — | 1 | 550 | $4,295 | 3 | 2026-05-29 |
| Rentals Inc. | 701 Fell St | 14 | — | 1 | — | $4,295 | 5 | 2026-05-27 |
| Rentals Inc. | 1330 Union St | 6 | — | 1 | — | $4,295 | 8 | 2026-05-14 |
| Gaetani Real Estate | 940 Guerrero Street | 06 | — | 1 | 520 | $4,295 | 16 | 2026-05-15 |
| Brick + Timber | 645 Stockton Street | 807 | — | 1 | 583 | $4,345 | 5 | 2026-05-14 |
| Rentals Inc. | 3099 Washington St | 7 | — | 1 | — | $4,495 | 6 | 2026-05-10 |
| Rentals Inc. | 1705 Octavia St | 100 | — | 1 | — | $4,495 | 4 | 2026-05-10 |
| Rentals Inc. | 2 Guerrero St | 301 | — | 1 | — | $4,495 | 10 | 2026-05-22 |
| Rentals Inc. | 938 Hayes St | 6 | — | 1 | — | $4,495 | 2 | 2026-05-17 |
| Brick + Timber | 2055 Sacramento Street | 905 | — | 1 | 612 | $4,495 | 1 | 2026-05-31 |
| Rentals Inc. | 3099 Washington St | 24 | — | 1 | — | $4,495 | 9 | 2026-05-10 |
| Brick + Timber | 225 Fell Street | 15 | — | 1 | 650 | $4,550 | 0 | 2026-06-01 |
| Brick + Timber | 1340 Taylor Street | 1340-009 | — | 1 | 663 | $4,585 | 22 | 2026-05-10 |
| Brick + Timber | 1472 Filbert Street | 511 | — | 1 | 506 | $4,585 | 21 | 2026-05-11 |
| Brick + Timber | 1520 Gough Street | 206 | — | 1 | 368 | $4,595 | 18 | 2026-05-14 |
| Brick + Timber | 1900 Washington Street | 1 | — | 1 | 407 | $4,645 | 22 | 2026-05-10 |
| Brick + Timber | 355 Fulton Street | 310 | — | 1 | 615 | $4,675 | 21 | 2026-05-11 |
| Brick + Timber | 1077 Ashbury Street | 1081C | — | 1 | 400 | $4,675 | 22 | 2026-05-10 |
| Rentals Inc. | 920 Fulton St | 203 | — | 1 | — | $4,695 | 10 | 2026-05-22 |
| Rentals Inc. | 470 14th St | 4 | — | 1 | — | $4,695 | 5 | 2026-05-27 |
| Rentals Inc. | 3101 Gough Street | 206 | — | 1 | — | $4,695 | 1 | 2026-05-29 |
| Rentals Inc. | 657 Kansas St | 204 | — | 1 | — | $4,695 | 3 | 2026-05-14 |
| Brick + Timber | 814 California Street | 16 | — | 1 | 596 | $4,770 | 22 | 2026-05-10 |