Real Estate Investing in San Francisco, California (94108)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94108 (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: 18.6% of homes vacant — above national norms.
- Declining values: -1.0% 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 (94108)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94108 San Francisco
Not every below-median market is a bargain. San Francisco's 94108 ZIP clocks in at signals that favor experienced operators who can absorb the risk $1.0M pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 94108 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in San Francisco have seen price recovery that 94108 has not matched. San Francisco County data supports the view that the spread is structural rather than temporary.
The 94108 ZIP's population of 11,008 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The 94108 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94108
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $626,942 | $2,510 | 2.9% | -5.3% | $626,942 |
| 2BR | $1,262,583 | $2,990 | 1.7% | -3.8% | $631,291 |
| 3BR | $1,820,909 | $3,730 | 1.5% | — | $606,970 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94108 Compare?
| Metric | 94108 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,045,061 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,677 | $4,437 | N/A | - |
| Cap Rate | 2.7% | 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 94108 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94108 (San Francisco, CA)?
~25 seconds · no account needed · your report is anonymous
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 | $1,045,061 |
| Monthly Rent | $3,677 |
| Price-to-Rent | 23.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 1.7% |
📈 Home Appreciation
| 1-Year | +13.2% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | -1.0% ▼ |
| 10-Year CAGR | -0.4% ▼ |
🏠 Rent Trends
| 1-Year | +20.3% ▲ |
| 3-Year CAGR | +9.1% ▲ |
| 5-Year CAGR | +6.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). 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 94108
Population: 11,008
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 94108
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
How strong are rents in San Francisco, CA?
Rents in San Francisco, CA run near $3,677/mo. Compared with median home prices of $1.0M that produces solid gross yields for typical rentals.
How deep is the rental pool in San Francisco, CA?
Tenant quality in San Francisco, CA ranks as solid. Landlords generally report reliable occupancy at market rents of $3,677/mo.
Is San Francisco, CA a smart market for rental property?
Investors tracking San Francisco, CA will find a 2.0/5 rating supported by $1.0M median home values and $3,677/mo rents. That profile suits long-term holders targeting steady returns.
Are landlord laws favorable in San Francisco, CA?
CA ranks as a tenant-protective state for landlord-tenant law. San Francisco generally follows the statewide framework, so landlords face reasonable operating rules.
Do rentals sit vacant long in San Francisco, CA?
Vacancy in San Francisco, CA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $3,677/mo.
You know 94108 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94108 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 94108 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 94108 (San Francisco)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 94108 (San Francisco, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.