Real Estate Investing in South San Francisco, California (94080)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94080 (South San Francisco, CA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.1 — hard to cash-flow at these prices.
What’s happening in South San Francisco, CA (94080)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94080 South San Francisco
Investors eyeing 94080 need to respect the fundamentals at play. Home values of $1.2M come alongside slower price movement and elevated management overhead.
The investment case in 94080 is significant only for operators who understand what they are buying. A $1.2M median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within CA, ZIP 94080 trails on several market indicators that neighboring San Mateo County submarkets outperform. The gap is real and substantial enough to shape underwriting.
A substantial renter share of 38% in 94080 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 94080 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in South San Francisco:
Property Strategy for 94080
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $565,102 | $2,920 | 3.7% | -1.9% | $565,102 |
| 2BR | $894,175 | $3,530 | 2.8% | +1.3% | $447,088 |
| 3BR | $1,188,713 | $4,510 | 2.7% | +2.7% | $396,238 |
| 4BR | $1,427,612 | $4,670 | 2.4% | +3.6% | $356,903 |
| 5BR | $1,655,332 | — | — | +4.4% | $331,066 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94080 Compare?
| Metric | 94080 | South San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,233,459 | $1,233,459 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 5.7% |
| Avg Rent | $4,094 | $4,094 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94080 (South San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94080 (South San Francisco, CA)?
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Property managers serving San Mateo County
Manage rentals here? List your business →Bayside Property Management is a Peninsula Property Management Company serving San Mateo County. summary from their website
Boardwalk Investments Property Management specializes in property management and leasing in San Francisco and the Northern Peninsula. summary from their website
Five Star Property Management is a leader in single-family, condominium, and multi-family apartment rentals property management in San Mateo and Northern California. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,233,459 |
| Monthly Rent | $4,094 |
| Price-to-Rent | 25.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 Rent Trends
| 1-Year | +16.7% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +5.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 94080
Population: 65,036
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 94080
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 12,665 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in South San Francisco, CA?
Rents in South San Francisco, CA run near $4,094/mo. Compared with median home prices of $1.2M that produces solid gross yields for typical rentals.
Does house hacking make sense in South San Francisco, CA?
The a tougher house-hack environment in South San Francisco, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What price range are homes in South San Francisco, CA?
In South San Francisco, CA the median home value sits at $1.2M. Against the broader CA market, that reads as reasonable for most investors.
How landlord-friendly is South San Francisco, CA?
CA law tenant-protective for landlords, and South San Francisco inherits those rules. Investors should still review local ordinances for rental licensing.
How qualified is the tenant pool in South San Francisco, CA?
Working renters make up the core of the South San Francisco, CA tenant base. The pool is reasonable for investors targeting long-term holds.
You know 94080 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94080 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 94080 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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