Real Estate Investing in San Francisco, California (94109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94109 (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: 16.8% of homes vacant — above national norms.
- Declining values: -1.3% 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 (94109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94109 San Francisco
This part of San Francisco County is not an easy win. The 94109 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Turning to rents, the numbers look inviting — $1.1M purchase price, 0.0% nominal cap — the work to hit that pro forma in 94109 is substantial and deserves full respect.
ZIP 94109'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.
The demographic picture in 94109 includes headwinds that any investor should price in. Income distribution skews lower than San Francisco averages, and tenant stability requires active management.
Strategically, 94109 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 San Francisco:
Property Strategy for 94109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $670,481 | $2,550 | 2.7% | -4.3% | $670,481 |
| 2BR | $1,132,234 | $3,090 | 2.0% | -3.3% | $566,117 |
| 3BR | $1,727,429 | $3,950 | 1.6% | -1.7% | $575,810 |
| 4BR | $3,310,480 | $4,090 | 0.9% | -1.3% | $827,620 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94109 Compare?
| Metric | 94109 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,065,276 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,811 | $4,437 | N/A | - |
| Cap Rate | 2.8% | 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 94109 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94109 (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 | $1,065,276 |
| Monthly Rent | $3,811 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 1.5% |
📈 Home Appreciation
| 1-Year | +9.8% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | -1.3% ▼ |
| 10-Year CAGR | -0.8% ▼ |
🏠 Rent Trends
| 1-Year | +27.3% ▲ |
| 3-Year CAGR | +11.7% ▲ |
| 5-Year CAGR | +7.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). 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 94109
Population: 54,397
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 94109
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
Parks (Rosa) Elementary
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 is San Francisco, CA for real estate investors?
With a 2.0/5 investability score, San Francisco, CA ranks as a solid market for rental property investors. Median prices of $1.1M and rents of $3,811/mo drive the underlying numbers.
Where do home prices stand in San Francisco, CA?
The median home value in San Francisco, CA is roughly $1.1M. That puts it reasonable relative to the CA statewide average.
Are rents high in San Francisco, CA?
Expect rents around $3,811/mo per month in San Francisco, CA. With home values at $1.1M, the yield math works out to reasonable levels for rental investors.
What real estate strategy is ideal for San Francisco, CA?
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.
What is the typical vacancy rate in San Francisco, CA?
San Francisco, CA sees elevated vacancy, which is reasonable relative to the broader CA rental market.
You know 94109 now. You don’t know where it ranks.
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How 94109 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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