Real Estate Investing in San Francisco, California (94118)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94118 (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.
- Elevated vacancy: 10.3% vacancy may signal weakening demand.
- 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 44.0 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94118)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94118 San Francisco
Not every below-median market is a bargain. San Francisco's 94118 ZIP comes in at signals that favor experienced operators who can absorb the risk $2.2M pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 94118 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader CA picture, 94118 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 94118 ZIP's population of 39,275 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
New investors are better served looking at San Francisco's stable or hybrid ZIPs before stepping into 94118. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $794,413 | $2,730 | 2.5% | -1.5% | $794,413 |
| 2BR | $1,225,048 | $3,300 | 1.9% | -1.1% | $612,524 |
| 3BR | $1,955,829 | $4,220 | 1.6% | -0.9% | $651,943 |
| 4BR | $2,758,487 | $4,370 | 1.1% | -0.4% | $689,622 |
| 5BR | $4,691,222 | — | — | +0.7% | $938,244 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94118 Compare?
| Metric | 94118 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $2,240,162 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | N/A | N/A | 5.7% |
| Avg Rent | $4,247 | $4,437 | N/A | - |
| Cap Rate | 1.5% | 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 94118 (San Francisco, CA). Anonymous, moderated, never written by AI.
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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 | $2,240,162 |
| Monthly Rent | $4,247 |
| Price-to-Rent | 44.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | +19.9% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +2.0% ▲ |
🏠 Rent Trends
| 1-Year | +12.7% ▲ |
| 3-Year CAGR | +11.3% ▲ |
| 5-Year CAGR | +7.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.5%). 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 94118
Population: 39,275
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 94118
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
Lick (James) Middle
Parks (Rosa) Elementary
Independence 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 San Francisco, CA a smart market for rental property?
Investors tracking San Francisco, CA will find a 2.0/5 rating supported by $2.2M median home values and $4,247/mo rents. That profile suits long-term holders targeting reliable returns.
What kind of vacancy should I budget for in San Francisco, CA?
Vacancy risk in San Francisco, CA is elevated. That supports steady cash flow for typical rental holds.
What approach is best for San Francisco, CA real estate?
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.
Is San Francisco, CA a friendly market for rental owners?
The landlord environment in San Francisco, CA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
How expensive is real estate in San Francisco, CA?
Expect median prices around $2.2M in San Francisco, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
You know 94118 now. You don’t know where it ranks.
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How 94118 ranks in San Francisco-Oakland-Berkeley, CA
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