Real Estate Investing in San Francisco, California (94102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94102 (San Francisco, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 15.3% of homes vacant — above national norms.
- Declining values: -2.4% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in San Francisco, CA (94102)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94102 San Francisco
In practical terms, ZIP 94102 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $745K median. It rewards specialists, not generalists.
Rent of $3,702/mo on a $745K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94102 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in San Francisco have seen price recovery that 94102 has not matched. San Francisco County data supports the view that the spread is structural rather than temporary.
Resident income in 94102 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 94102 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94102
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $572,123 | $2,510 | 3.2% | -4.1% | $572,123 |
| 2BR | $916,680 | $2,990 | 2.3% | -2.8% | $458,340 |
| 3BR | $1,358,069 | $3,740 | 2.0% | -4.0% | $452,690 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94102 Compare?
| Metric | 94102 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $745,362 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,702 | $4,437 | N/A | - |
| Cap Rate | 3.9% | 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 94102 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94102 (San Francisco, CA)?
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Property managers serving San Francisco County
Manage rentals here? List your business →2B Living offers reimagined property management services, including residential management, property onboarding, accounting, and reporting, for properties around the Bay Area. summary from their website
Azari Property Management provides one-stop real estate service as a property management company since 2006. 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
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 | $745,362 |
| Monthly Rent | $3,702 |
| Price-to-Rent | 16.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 1.4% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | -2.4% ▼ |
| 10-Year CAGR | -1.5% ▼ |
🏠 Rent Trends
| 1-Year | +28.9% ▲ |
| 3-Year CAGR | +12.0% ▲ |
| 5-Year CAGR | +6.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.9%). 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 94102
Population: 34,983
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 94102
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Everett Middle
Francisco Middle
King (Thomas Starr) Elementary
Lick (James) Middle
O'Connell (John) High
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
Frequently Asked Questions
What is the typical vacancy rate in San Francisco, CA?
San Francisco, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the typical renter like in San Francisco, CA?
San Francisco, CA offers a steady renter base at the $3,702/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is rental property easy to operate in San Francisco, CA?
Landlord-friendliness in San Francisco, CA is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What does house hacking look like in San Francisco, CA?
The a challenging house-hack environment in San Francisco, CA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average home sale price in San Francisco, CA?
Expect median prices around $745K in San Francisco, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
You know 94102 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94102 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 94102 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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