Real Estate Investing in San Francisco, California (94105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94105 (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: 18.3% of homes vacant — above national norms.
- Declining values: -1.4% 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 (94105)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94105 San Francisco
This part of San Francisco County is not an easy win. The 94105 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
On balance, the numbers look inviting — $1.1M purchase price, 0.0% nominal cap — the work to hit that pro forma in 94105 is substantial and deserves full respect.
ZIP 94105's metrics run below San Francisco County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
On balance, 14,890 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 94105 is an operator game, not a passive one. In practical terms, entry prices of $1.1M are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $742,474 | $3,910 | 3.8% | -4.2% | $742,474 |
| 2BR | $1,394,935 | $4,730 | 2.4% | -2.0% | $697,468 |
| 3BR | $2,716,536 | $6,040 | 1.6% | -1.9% | $905,512 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94105 Compare?
| Metric | 94105 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,127,243 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $5,758 | $4,437 | N/A | - |
| Cap Rate | 4.0% | 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 94105 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94105 (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 | $1,127,243 |
| Monthly Rent | $5,758 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 2.5% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | -1.4% ▼ |
| 10-Year CAGR | -1.2% ▼ |
🏠 Rent Trends
| 1-Year | +26.2% ▲ |
| 3-Year CAGR | +13.1% ▲ |
| 5-Year CAGR | +7.8% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 94105
Population: 14,890
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 94105
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Francisco Middle
King (Thomas Starr) Elementary
Parks (Rosa) Elementary
Lee (Edwin and Anita) Newcomer
Carmichael (Bessie)/FEC
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
Is CA a landlord-friendly state?
San Francisco, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Is it easy to find good tenants in San Francisco, CA?
Working renters make up the core of the San Francisco, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What approach is best for San Francisco, CA real estate?
Most investors in San Francisco, CA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Should investors consider San Francisco, CA?
Our data puts San Francisco, CA at 2.0/5 for investability. Home prices of $1.1M and rents around $5,758/mo create a solid backdrop for investor activity.
Is housing expensive in San Francisco, CA?
Homes in San Francisco, CA typically sell near $1.1M. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
You know 94105 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94105 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 94105 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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