Real Estate Investing in San Francisco, California (94112)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94112 (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.
- Declining values: -0.8% 5-year CAGR — values have moved lower.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 29.2 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94112)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94112 San Francisco
ZIP 94112 in San Francisco, CA carries a robust set of headwinds. Home values near $1.2M and rents of $3,321/mo sit inside a market where underwriting has to be tight.
The investment case in 94112 is impressive 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.
ZIP 94112'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 94112 ZIP's population of 80,133 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
Experienced landlords with local relationships tend to find 94112 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 94112
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $827,279 | $2,510 | 2.2% | -2.6% | $827,279 |
| 2BR | $966,261 | $2,990 | 2.2% | -2.1% | $483,130 |
| 3BR | $1,124,022 | $3,730 | 2.4% | -1.5% | $374,674 |
| 4BR | $1,254,188 | $3,960 | 2.3% | -1.3% | $313,547 |
| 5BR | $1,333,795 | — | — | -1.9% | $266,759 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94112 Compare?
| Metric | 94112 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,165,294 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $3,321 | $4,437 | N/A | - |
| Cap Rate | 2.2% | 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 94112 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94112 (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 | $1,165,294 |
| Monthly Rent | $3,321 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 1.4% |
📈 Home Appreciation
| 1-Year | +11.2% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | -0.8% ▼ |
| 10-Year CAGR | +2.5% ▲ |
🏠 Rent Trends
| 1-Year | -12.2% ▼ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +1.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.2%). 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 94112
Population: 80,133
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 94112
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 11,874 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in San Francisco, CA?
In San Francisco, CA the median home value sits at $1.2M. Against the broader CA market, that reads as reasonable for most investors.
What is the renter demographic in San Francisco, CA?
The tenant pool in San Francisco, CA is solid, supported by local employment and population fundamentals. Rents of $3,321/mo are well-absorbed by the market.
How much rent can I charge in San Francisco, CA?
Investors in San Francisco, CA typically see rents near $3,321/mo per month against $1.2M home values - a solid setup for rental cash flow.
Should investors consider San Francisco, CA?
Investors tracking San Francisco, CA will find a 2.0/5 rating supported by $1.2M median home values and $3,321/mo rents. That profile suits long-term holders targeting steady returns.
What approach is best for San Francisco, CA real estate?
In San Francisco, CA the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $1.2M prices and $3,321/mo rents suits that approach.
You know 94112 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94112 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 94112 ranks in San Francisco-Oakland-Berkeley, CA
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