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 — 2BR · trailing 90 days
51 active competitor listings
| Operator | Address | Unit | Neighborhood | Beds | SqFt | Rent | DOM | First Seen |
|---|
| Parkmerced | 3711 19th Avenue | — | Lake Merced | 2 | 936 | $3,125 | 21 | 2026-05-10 |
| Parkmerced | 3711 19th Avenue | — | Lake Merced | 2 | 936 | $3,295 | 21 | 2026-05-10 |
| Rentals Inc. | 670 O'Farrell St | 22 | — | 2 | — | $3,695 | 6 | 2026-05-10 |
| Trinity SF | 1177 Market Street | 0210 | Civic Center | 2 | 657 | $3,790 | 17 | 2026-05-10 |
| Trinity SF | 1177 Market Street | 0508 | Civic Center | 2 | 652 | $3,885 | 1 | 2026-05-27 |
| Trinity SF | 1177 Market Street | 0707 | Civic Center | 2 | 660 | $3,942 | 1 | 2026-05-30 |
| Trinity SF | 1177 Market Street | 0307 | Civic Center | 2 | 663 | $3,942 | 4 | 2026-05-27 |
| Gaetani Real Estate | 876 Haight Street | 1 | — | 2 | — | $3,995 | 2 | 2026-05-23 |
| Brick + Timber | 540 Leavenworth Street | 207 | — | 2 | 560 | $4,095 | 21 | 2026-05-10 |
| 2B Living | 169 Fair Oaks Street | 01 | — | 2 | 750 | $4,250 | 9 | 2026-05-10 |
| Trinity SF | 1177 Market Street | — | Civic Center | 2 | 659 | $4,314 | 17 | 2026-05-10 |
| Gaetani Real Estate | 3364 16th St. | — | — | 2 | — | $4,350 | 5 | 2026-05-26 |
| Gaetani Real Estate | 1445 - 7th Avenue | 2 | — | 2 | 840 | $4,495 | 1 | 2026-05-15 |
| Rentals Inc. | 1106 Bush St | 501 | — | 2 | — | $4,495 | 12 | 2026-05-10 |
| Trinity SF | 33 8th Street | — | SoMa | 2 | 598 | $4,695 | 6 | 2026-05-10 |
| Trinity SF | 33 8th Street | 0518 | SoMa | 2 | 736 | $4,695 | 1 | 2026-05-14 |
| Trinity SF | 33 8th Street | — | SoMa | 2 | 685 | $4,764 | 21 | 2026-05-10 |
| Rentals Inc. | 1085 S Van Ness Ave | 304 | — | 2 | — | $4,795 | 1 | 2026-05-10 |
| Gaetani Real Estate | 1445 - 7th Avenue | 4 | — | 2 | 840 | $4,795 | 7 | 2026-05-15 |
| Brick + Timber | 950 Franklin Street | 1 | — | 2 | 822 | $4,995 | 18 | 2026-05-10 |
| 2B Living | 1340A Haight Street | — | — | 2 | 965 | $4,995 | 4 | 2026-05-18 |
| Gaetani Real Estate | 4520 Irving Street #1 | — | — | 2 | — | $4,995 | 3 | 2026-05-28 |
| Rentals Inc. | 930 Post St | 5 | — | 2 | — | $4,995 | 20 | 2026-05-11 |
| Rentals Inc. | 865 Sutter St | 508 | — | 2 | — | $5,195 | 4 | 2026-05-27 |
| Gaetani Real Estate | 1460 Golden Gate Avenue | 10 | — | 2 | 900 | $5,395 | 6 | 2026-05-10 |
| Brick + Timber | 2055 Sacramento Street | 203 | — | 2 | 5595 | $5,595 | 21 | 2026-05-10 |
| Brick + Timber | 2055 Sacramento Street | 402 | — | 2 | 704 | $5,595 | 19 | 2026-05-10 |
| Brick + Timber | 1301 Leavenworth Street | 22 | — | 2 | 651 | $5,675 | 21 | 2026-05-10 |
| Brick + Timber | 1301 Leavenworth Street | 38 | — | 2 | 680 | $5,775 | 21 | 2026-05-10 |
| 2B Living | 595 Mariposa Street | — | — | 2 | 835 | $5,850 | 17 | 2026-05-14 |
| Brick + Timber | 2055 Sacramento Street | 702 | — | 2 | 704 | $5,895 | 14 | 2026-05-17 |
| Brick + Timber | 2055 Sacramento Street | 602 | — | 2 | 704 | $5,895 | 18 | 2026-05-10 |
| 2B Living | 4062 17th Street | 4062 | — | 2 | 1300 | $5,895 | 1 | 2026-05-30 |
| Rentals Inc. | 2656 Van Ness Ave | 6 | — | 2 | — | $5,995 | 12 | 2026-05-10 |
| Gaetani Real Estate | 990 Bay Street | 304 | — | 2 | 1035 | $5,995 | 16 | 2026-05-10 |
| Rentals Inc. | 2942 Franklin St | 14 | — | 2 | — | $5,995 | 3 | 2026-05-11 |
| Rentals Inc. | 740 Rhode Island St | 208 | — | 2 | — | $5,995 | 4 | 2026-05-27 |
| Rentals Inc. | 2070 Fell St | 8 | — | 2 | — | $5,995 | 1 | 2026-05-27 |
| Brick + Timber | 957 Hayes Street | 07 | — | 2 | 991 | $6,195 | 4 | 2026-05-10 |
| Gaetani Real Estate | 801 Fillmore Street | 01 | — | 2 | 970 | $6,195 | 5 | 2026-05-10 |
| Gaetani Real Estate | Outside Leasing - 1226 Page Street - 1228A Page Street | — | — | 2 | — | $6,295 | 6 | 2026-05-22 |
| Gaetani Real Estate | 550 18th St. | 303 | — | 2 | 1280 | $6,595 | 1 | 2026-05-30 |
| Brick + Timber | 800 Duboce Avenue | 201 | — | 2 | 1066 | $6,995 | 2 | 2026-05-12 |
| Brick + Timber | 1440 Sutter Street | 102 | — | 2 | 915 | $7,345 | 4 | 2026-05-27 |
| Brick + Timber | 400 Duboce Avenue | 214 | — | 2 | 923 | $7,475 | 17 | 2026-05-14 |
| Brick + Timber | 1472 Filbert Street | 201 | — | 2 | 941 | $7,895 | 12 | 2026-05-19 |
| Brick + Timber | 800 Duboce Avenue | 301 | — | 2 | 1066 | $7,895 | 14 | 2026-05-17 |
| Brick + Timber | 2844 Lyon Street | 204 | — | 2 | 930 | $8,365 | 3 | 2026-05-28 |
| Brick + Timber | 225 Mallorca Way | 105 | — | 2 | 837 | $8,375 | 9 | 2026-05-22 |
| Brick + Timber | 2238 Hyde Street | 12 | — | 2 | 1101 | $9,945 | 9 | 2026-05-10 |
| Rentals Inc. | 2783 Filbert St | — | — | 2 | — | $11,995 | 1 | 2026-05-10 |