APT-MATRIX // shubham + annu // 2-bed shortlist // may 2026

SESSION 2026-05-26 · 09:42 PT
WEIGHTS commute 20 · sun 15 · vibe 15 · price 15 · gym 10 · dogs 10 · amenities 10 · parking 5
UNIT 01 / DOGPATCH

989 20th Street

Esprit Park · low-rise · walk to 280
$5,000/mo
baseline · -$200 vs avg shortlist
UNIT 02 / RINCON HILL

400 Beale Street

tower · bay views · Embarcadero edge
$5,800/mo
+$800 vs unit 01 · +$9.6k/yr
UNIT 03 / SOMA

NEMA

8th & Market · twin-tower · transit hub
$5,200/mo
+$200 vs unit 01 · +$2.4k/yr
composite score 82/100
composite score 71/100
composite score 64/100
CRITERION// weight
989 20TH
400 BEALE
NEMA
Commute to Mission Bay
w = 20 · Meta SF / 1455 3rd St
8 min · bike
9.5
flat ride on 3rd St · zero transfers · drive 6 min off-peak
22 min · T-line
6.0
Folsom & Embarcadero stop · one transfer · 18 min bike
28 min · T-line
4.5
walk to Powell + T transfer · drive unreliable through SoMa
Morning sun
w = 15 · 7–10am east light
east-facing · low-rise
9.0
no fog wall · park-side units get clear sun by 7:30am
east-facing · 30F+
8.8
unobstructed bay sunrise · low units shadowed by 1 Beacon
depends on stack
5.0
SoMa fog burn-off late · west stacks blocked by Trinity Place
Neighborhood vibe
w = 15 · weekend livability
residential · quiet
9.2
Esprit Park · Olivia · Long Bridge · Piccino · low foot traffic at night
tower-density · sterile
6.5
Embarcadero walk · empty at night · Hi Tops + Waterbar nearby
mid-Market · rough
3.5
7th-St edge persistently bad · police HQ across street helps marginally
Price & value
w = 15 · $/sqft + ttl cost
$5,000 · ~$5.30/sf
9.0
cheapest · ~940sf 2br · no concession needed
$5,800 · ~$5.90/sf
4.5
priciest · ~985sf · view premium baked in
$5,200 · ~$5.40/sf
7.2
~960sf · 4–6 wk free typical · drops effective rent ~$650
Gym
w = 10 · in-building quality
small · adequate
5.5
Peloton + dumbbells to 60lb · no rack · Fitness SF Soma backup ($)
large · full-rack
8.0
power rack · cable stack · bay view from treadmills
2 floors · resort-tier
9.5
14k sf · TechnoGym · basketball half-court · sauna · group classes
Dog-friendliness
w = 10 · pet fee + walk env
no breed limit · $50/mo
9.2
Esprit Park 1 block · Progress Park · Crane Cove walks · dog-dense block
35lb cap · $75/mo
4.0
weight cap is a hard blocker if dog >35lb · Embarcadero strip ok
no limit · $100/mo + deposit
6.5
on-site dog run · elevator wait long · street walks dicey at night
Amenities (ex-gym)
w = 10 · roof / lounge / WFH
basic
4.0
small roof deck · package room · no co-work space
solid
7.2
36F sky lounge · pool · concierge · small co-work
stacked
9.6
pool · spa · 2 sky lounges · theater · 24h concierge · 6 WFH rooms
Parking (EV sedan)
w = 5 · spot + L2 charger
$275/mo · L2 avail
8.5
deeded spot · 1 L2 in lot · street parking realistic backup
$425/mo · L2 avail
6.0
valet only · 20+ L2 stations · expensive but reliable
$400/mo · L2 waitlist
5.0
tandem stack possible · L2 charger waitlist 4–6mo
WEIGHTED TOTAL
sum (score × weight) / 10
82.0
RANK #1 · pick
71.4
RANK #2 · runner-up
64.3
RANK #3

RECOMMENDATION

SIGN · 989 20TH STREET

989 20th wins on three of the four heavy-weighted axes.

Commute (w=20), price (w=15), and vibe (w=15) all break decisively for Dogpatch. The 8-minute flat bike to Mission Bay alone is worth ~$200/mo in time savings vs NEMA's 28-min T-line slog. Add the $800/mo delta vs Beale and the math is one-sided: ~$9.6k/yr saved vs Beale, ~$2.4k vs NEMA.

The two weak spots — gym (5.5) and amenities (4.0) — are buyable. Fitness SF Soma at $80/mo closes the gym gap entirely and you're still $700/mo ahead of Beale.

Pick Beale only if dog is under 35lb and the bay view is non-negotiable. Pick NEMA only if amenity stacking is the primary lifestyle driver — but the mid-Market environment is a permanent tax you pay every time you leave the building.

TRADE-OFF LOG

+ 989
Bikeable commute. 8 min flat on 3rd St. Eliminates Muni dependency.
+ 989
Esprit Park. Dog-walk infrastructure built into the block.
− 989
Thin amenities. No pool, no real co-work. Build into Fitness SF + cafés.
+ Beale
Bay-view sunrise. Unrepeatable from the other two.
− Beale
35lb dog cap + $425 valet parking + highest rent. Three frictions stacked.
+ NEMA
Resort-tier gym. Closest thing to a private club in this price band.
− NEMA
Mid-Market. Every coffee run is a negotiation. Permanent quality-of-life tax.
APT-MATRIX v1 · weights set by joint decision 2026-05-24 data: site tours + listings + Meta SF commute log