Real Estate Investing in San Francisco, California (94116)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94116 (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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 31.5 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94116)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94116 San Francisco
Investors eyeing 94116 need to respect the fundamentals at play. Home values of $1.6M come alongside slower price movement and elevated management overhead.
Rent of $4,299/mo on a $1.6M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94116 sits below the stated 0.0% once reality is priced in.
Regionally, 94116 sits on the difficult end of the CA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 94116 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 94116 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94116
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $1,275,804 | $3,960 | 2.2% | +0.9% | $637,902 |
| 3BR | $1,507,802 | $5,060 | 2.4% | +1.1% | $502,601 |
| 4BR | $1,771,751 | $5,240 | 2.1% | +0.8% | $442,938 |
| 5BR | $1,876,179 | — | — | +0.4% | $375,236 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94116 Compare?
| Metric | 94116 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,623,833 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 1.6% | N/A | N/A | 5.7% |
| Avg Rent | $4,299 | $4,437 | N/A | - |
| Cap Rate | 2.1% | 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 94116 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94116 (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 | $1,623,833 |
| Monthly Rent | $4,299 |
| Price-to-Rent | 31.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +15.6% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | +18.6% ▲ |
| 3-Year CAGR | +9.2% ▲ |
| 5-Year CAGR | +7.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.1%). 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 94116
Population: 42,523
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 94116
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Everett Middle
Brown Jr. (Willie L) Middle
Cleveland Elementary
Lick (James) Middle
Roosevelt Middle
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 eviction rules reasonable in San Francisco, CA?
San Francisco, CA falls under CA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
What real estate strategy is ideal for 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.
What is the rental occupancy rate in San Francisco, CA?
Occupancy in San Francisco, CA runs measured with elevated vacancy. Well-priced units at $4,299/mo lease on reasonable timelines.
Is house hacking profitable in San Francisco, CA?
House hacking works a tougher in San Francisco, CA. Rents of $4,299/mo against $1.6M acquisition make the strategy solid for owner-occupants.
How much does a house cost in San Francisco, CA?
Homes in San Francisco, CA typically sell near $1.6M. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
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How 94116 ranks in San Francisco-Oakland-Berkeley, CA
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