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 — Studio · trailing 90 days
100 active competitor listings
| Operator | Address | Unit | Neighborhood | Beds | SqFt | Rent | DOM | First Seen |
|---|
| 2B Living | 885 25th Avenue | 104 | — | 0 | 700 | $0 | 1 | 2026-05-22 |
| Gaetani Real Estate | 1226 Grant Avenue | 29 | — | 0 | 60 | $675 | 22 | 2026-05-10 |
| Gaetani Real Estate | 743 Polk Street | 205 | — | 0 | — | $895 | 17 | 2026-05-15 |
| RentSFNow | 580 O'Farrell | 515 | Tenderloin | 0 | — | $1,095 | 0 | 2026-06-01 |
| Rentals Inc. | 692 Bush St | 505 | — | 0 | — | $1,195 | 16 | 2026-05-10 |
| RentSFNow | 1008 Larkin | 208 | Downtown | 0 | — | $1,335 | 0 | 2026-06-01 |
| RentSFNow | 1008 Larkin | 112 | Downtown | 0 | — | $1,345 | 0 | 2026-06-01 |
| Rentals Inc. | 420 Ellis St | 210 | — | 0 | — | $1,395 | 10 | 2026-05-22 |
| Rentals Inc. | 420 Ellis St | 206 | — | 0 | — | $1,495 | 12 | 2026-05-10 |
| RentSFNow | 57 Taylor | 150 | Tenderloin | 0 | — | $1,495 | 12 | 2026-05-10 |
| Brick + Timber | 540 Leavenworth Street | 303 | — | 0 | 183 | $1,590 | 22 | 2026-05-10 |
| Rentals Inc. | 690 Bush St | 306 | — | 0 | — | $1,595 | 21 | 2026-05-10 |
| RentSFNow | 57 Taylor | 330 | Tenderloin | 0 | — | $1,645 | 16 | 2026-05-10 |
| RentSFNow | 57 Taylor | 306 | Tenderloin | 0 | — | $1,645 | 19 | 2026-05-10 |
| RentSFNow | 57 Taylor | 228 | Tenderloin | 0 | — | $1,695 | 19 | 2026-05-10 |
| Brick + Timber | 925 Geary Street | 102 | — | 0 | 318 | $1,695 | 20 | 2026-05-10 |
| Rentals Inc. | 422 Ellis St | 404 | — | 0 | — | $1,695 | 22 | 2026-05-10 |
| Rentals Inc. | 422 Ellis St | 307 | — | 0 | — | $1,695 | 1 | 2026-05-10 |
| Rentals Inc. | 420 Ellis St | 610 | — | 0 | — | $1,695 | 10 | 2026-05-22 |
| RentSFNow | 57 Taylor | 350 | Tenderloin | 0 | — | $1,695 | 20 | 2026-05-10 |
| RentSFNow | 650 Ellis | 21 | Tenderloin | 0 | — | $1,745 | 22 | 2026-05-10 |
| Brick + Timber | 925 Geary Street | 310 | — | 0 | 252 | $1,795 | 22 | 2026-05-10 |
| Rentals Inc. | 422 Ellis St | 504 | — | 0 | — | $1,795 | 22 | 2026-05-10 |
| Rentals Inc. | 420 Ellis St | 104 | — | 0 | — | $1,795 | 1 | 2026-05-22 |
| RentSFNow | 57 Taylor | 428 | Tenderloin | 0 | — | $1,795 | 22 | 2026-05-10 |
| RentSFNow | 798 Post | 501 | Lower Nob Hill | 0 | — | $1,795 | 12 | 2026-05-10 |
| 2B Living | 45 McCoppin Street | 11 | — | 0 | 220 | $1,795 | 3 | 2026-05-29 |
| Rentals Inc. | 729 Ellis St | 509 | — | 0 | — | $1,795 | 22 | 2026-05-10 |
| RentSFNow | 798 Post | 601 | Lower Nob Hill | 0 | — | $1,845 | 10 | 2026-05-22 |
| Brick + Timber | 925 Geary Street | 305 | — | 0 | 283 | $1,895 | 6 | 2026-05-10 |
| RentSFNow | 798 Post | 301 | Lower Nob Hill | 0 | — | $1,895 | 22 | 2026-05-10 |
| Rentals Inc. | 420 Ellis St | 508 | — | 0 | — | $1,895 | 10 | 2026-05-22 |
| RentSFNow | 635 Ellis | 303 | Tenderloin | 0 | — | $1,895 | 10 | 2026-05-22 |
| RentSFNow | 57 Taylor | 136 | Tenderloin | 0 | — | $1,895 | 14 | 2026-05-10 |
| Brick + Timber | 124 Mason Street | 201 | — | 0 | 266 | $1,895 | 2 | 2026-05-10 |
| RentSFNow | 650 Ellis | 28 | Tenderloin | 0 | — | $1,895 | 18 | 2026-05-14 |
| Rentals Inc. | 729 Ellis St | 102 | — | 0 | — | $1,995 | 11 | 2026-05-11 |
| Rentals Inc. | 422 Ellis St | 601 | — | 0 | — | $1,995 | 10 | 2026-05-22 |
| Rentals Inc. | 555 Eddy St | 32 | — | 0 | — | $1,995 | 10 | 2026-05-22 |
| 2B Living | 120 10th Street | 09 | — | 0 | 200 | $1,995 | 1 | 2026-05-10 |
| Brick + Timber | 1050 Post Street | 42 | — | 0 | 282 | $1,995 | 18 | 2026-05-14 |
| Rentals Inc. | 420 Ellis St | 608 | — | 0 | — | $1,995 | 10 | 2026-05-22 |
| Brick + Timber | 124 Mason Street | 403 | — | 0 | 262 | $2,045 | 22 | 2026-05-10 |
| Brick + Timber | 540 Leavenworth Street | 209 | — | 0 | 303 | $2,075 | 18 | 2026-05-14 |
| Brick + Timber | 1050 Post Street | 45 | — | 0 | 414 | $2,075 | 18 | 2026-05-14 |
| Brick + Timber | 434 Leavenworth Street | 302 | — | 0 | 330 | $2,085 | 22 | 2026-05-10 |
| Rentals Inc. | 720 Jones St | 9 | — | 0 | — | $2,095 | 1 | 2026-05-10 |
| Rentals Inc. | 665 Eddy St | 41 | — | 0 | — | $2,095 | 5 | 2026-05-27 |
| RentSFNow | 516 Ellis | 201 | Tenderloin | 0 | — | $2,095 | 4 | 2026-05-28 |
| Rentals Inc. | 1051 Post St | 45 | — | 0 | — | $2,095 | 18 | 2026-05-14 |
| Brick + Timber | 434 Leavenworth Street | 404B | — | 0 | 355 | $2,145 | 22 | 2026-05-10 |
| Brick + Timber | 709 Geary Street | 405 | — | 0 | 314 | $2,145 | 19 | 2026-05-10 |
| Brick + Timber | 701 Taylor Street | 102 | — | 0 | 392 | $2,175 | 8 | 2026-05-14 |
| RentSFNow | 735 O'Farrell | 2 | Tenderloin | 0 | — | $2,195 | 22 | 2026-05-10 |
| Gaetani Real Estate | 2888 - 16th Street | 04 | — | 0 | 362 | $2,195 | 4 | 2026-05-15 |
| Brick + Timber | 691 O'Farrell Street | 105 | — | 0 | 333 | $2,195 | 4 | 2026-05-10 |
| Brick + Timber | 925 Geary Street | 404 | — | 0 | 304 | $2,195 | 22 | 2026-05-10 |
| Rentals Inc. | 665 Eddy St | 28 | — | 0 | — | $2,195 | 5 | 2026-05-27 |
| Brick + Timber | 685 Geary Street | 302 | — | 0 | 290 | $2,195 | 18 | 2026-05-10 |
| Brick + Timber | 691 O'Farrell Street | 104 | — | 0 | 311 | $2,275 | 8 | 2026-05-24 |
| Brick + Timber | 601 O'Farrell Street | 303 | — | 0 | 540 | $2,280 | 18 | 2026-05-14 |
| 2B Living | 860 Bush Street | 604 | — | 0 | 346 | $2,295 | 7 | 2026-05-23 |
| Rentals Inc. | 867 Sutter St | 405 | — | 0 | — | $2,295 | 4 | 2026-05-10 |
| RentSFNow | 735 Taylor | 209 | Lower Nob Hill | 0 | — | $2,295 | 4 | 2026-05-10 |
| Rentals Inc. | 980 Bush St | 110 | — | 0 | — | $2,295 | 5 | 2026-05-27 |
| Rentals Inc. | 1532 Howard St | 101 | — | 0 | — | $2,395 | 3 | 2026-05-16 |
| Rentals Inc. | 930 Post St | 3 | — | 0 | — | $2,395 | 7 | 2026-05-11 |
| Brick + Timber | 685 Geary Street | 608 | — | 0 | 369 | $2,395 | 4 | 2026-05-10 |
| Brick + Timber | 346 Leavenworth Street | 505 | — | 0 | 390 | $2,445 | 4 | 2026-05-28 |
| Rentals Inc. | 1532 Howard St | 402 | — | 0 | — | $2,495 | 22 | 2026-05-10 |
| Rentals Inc. | 980 Bush St | 409 | — | 0 | — | $2,495 | 13 | 2026-05-11 |
| RentSFNow | 920 Leavenworth | 404 | Lower Nob Hill | 0 | — | $2,495 | 6 | 2026-05-23 |
| Gaetani Real Estate | 570 Jessie St. | 64 | — | 0 | — | $2,495 | 5 | 2026-05-10 |
| Gaetani Real Estate | 1167 Bush St. | 606 | — | 0 | — | $2,495 | 7 | 2026-05-15 |
| Rentals Inc. | 1532 Howard St | 503 | — | 0 | — | $2,495 | 16 | 2026-05-10 |
| Brick + Timber | 947 Bush Street | 321 | — | 0 | 347 | $2,500 | 22 | 2026-05-10 |
| Brick + Timber | 755 O’Farrell Street | 56 | — | 0 | 361 | $2,545 | 8 | 2026-05-24 |
| Trinity SF | 33 8th Street | 0220 | SoMa | 0 | 339 | $2,559 | 2 | 2026-05-10 |
| Brick + Timber | 947 Bush Street | 215 | — | 0 | 327 | $2,625 | 10 | 2026-05-22 |
| Brick + Timber | 947 Bush Street | 110 | — | 0 | 324 | $2,625 | 18 | 2026-05-14 |
| Brick + Timber | 601 O'Farrell Street | 409 | — | 0 | 573 | $2,645 | 8 | 2026-05-24 |
| Brick + Timber | 947 Bush Street | 411 | — | 0 | 273 | $2,685 | 10 | 2026-05-22 |
| Rentals Inc. | 980 Bush St | 207 | — | 0 | — | $2,695 | 8 | 2026-05-11 |
| Rentals Inc. | 980 Bush St | 208 | — | 0 | — | $2,695 | 11 | 2026-05-11 |
| Brick + Timber | 601 O'Farrell Street | 404 | — | 0 | 570 | $2,745 | 4 | 2026-05-28 |
| Rentals Inc. | 156 Franklin St | 406 | — | 0 | — | $2,795 | 9 | 2026-05-10 |
| Gaetani Real Estate | 161 Henry Street | 02 | — | 0 | — | $2,795 | 5 | 2026-05-10 |
| Brick + Timber | 124 Mason Street | 802 | — | 0 | 280 | $2,800 | 5 | 2026-05-27 |
| Brick + Timber | 701 Taylor Street | 403 | — | 0 | 391 | $2,825 | 10 | 2026-05-22 |
| Brick + Timber | 701 Taylor Street | 310 | — | 0 | 423 | $2,875 | 10 | 2026-05-22 |
| Brick + Timber | 755 O’Farrell Street | 45 | — | 0 | 444 | $2,885 | 10 | 2026-05-22 |
| Brick + Timber | 1547 Clay Street | 102 | — | 0 | 433 | $2,895 | 2 | 2026-05-10 |
| Gaetani Real Estate | 826 A Anza Street | — | — | 0 | 419 | $2,895 | 2 | 2026-05-27 |
| Gaetani Real Estate | 2824 Geary Blvd. | 04 | — | 0 | 336 | $2,995 | 6 | 2026-05-26 |
| RentSFNow | 1035 Sutter | 7 | Lower Nob Hill | 0 | — | $2,995 | 4 | 2026-05-28 |
| Rentals Inc. | 19 Hermann St | 104 | — | 0 | — | $2,995 | 22 | 2026-05-10 |
| Rentals Inc. | 626 Powell St | 501 | — | 0 | — | $2,995 | 2 | 2026-05-30 |
| Brick + Timber | 530 Stockton Street | 101 | — | 0 | 275 | $3,045 | 18 | 2026-05-14 |
| Brick + Timber | 600 Oak Street | 24 | — | 0 | 420 | $3,045 | 16 | 2026-05-14 |
| Gaetani Real Estate | 1364 Page Street | — | — | 0 | — | $3,145 | 9 | 2026-05-15 |