Real Estate Investing in San Francisco, California (94115)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94115 (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: 14.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.4 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94115)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94115 San Francisco
Stepping back, ZIP 94115 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $1.5M median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 94115 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 94115 and stronger San Francisco ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A impressive renter share of 74% in 94115 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. notable returns are possible in 94115, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94115
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $721,655 | $3,400 | 3.4% | -2.7% | $721,655 |
| 2BR | $1,161,853 | $4,120 | 2.6% | -1.2% | $580,927 |
| 3BR | $1,839,211 | $5,260 | 2.1% | -0.7% | $613,070 |
| 4BR | $3,369,781 | $5,450 | 1.2% | -0.7% | $842,445 |
| 5BR | $6,318,850 | — | — | -1.3% | $1,263,770 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94115 Compare?
| Metric | 94115 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,529,903 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | N/A | N/A | 5.7% |
| Avg Rent | $4,646 | $4,437 | N/A | - |
| Cap Rate | 2.4% | 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 94115 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94115 (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 | $1,529,903 |
| Monthly Rent | $4,646 |
| Price-to-Rent | 27.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +16.9% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +1.3% ▲ |
🏠 Rent Trends
| 1-Year | +22.6% ▲ |
| 3-Year CAGR | +12.0% ▲ |
| 5-Year CAGR | +8.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.4%). 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 94115
Population: 32,715
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 94115
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
Is vacancy a concern 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 $4,646/mo.
How much should I expect to pay for a home in San Francisco, CA?
The median home value in San Francisco, CA is roughly $1.5M. That puts it reasonable relative to the CA statewide average.
What strategy should investors use in San Francisco, CA?
For San Francisco, CA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How qualified is the tenant pool in San Francisco, CA?
San Francisco, CA offers a steady renter base at the $4,646/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much is rent in San Francisco, CA?
Investors in San Francisco, CA typically see rents near $4,646/mo per month against $1.5M home values - a solid setup for rental cash flow.
You know 94115 now. You don’t know where it ranks.
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How 94115 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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