Real Estate Investing in San Francisco, California (94122)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94122 (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.
- Flat appreciation: Values have barely moved over 5 years (1.5% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 37.0 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94122)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94122 San Francisco
Not every below-median market is a bargain. San Francisco's 94122 ZIP posts signals that favor experienced operators who can absorb the risk $1.7M pricing implies.
Looking more closely, the numbers look inviting — $1.7M purchase price, 0.0% nominal cap — the work to hit that pro forma in 94122 is substantial and deserves full respect.
Regionally, 94122 sits on the difficult end of the CA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 94122 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94122
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $923,867 | $2,730 | 2.1% | -1.4% | $923,867 |
| 2BR | $1,360,456 | $3,310 | 1.8% | +0.8% | $680,228 |
| 3BR | $1,606,165 | $4,230 | 1.9% | +0.8% | $535,388 |
| 4BR | $1,868,216 | $4,380 | 1.7% | +0.6% | $467,054 |
| 5BR | $2,007,733 | — | — | +0.1% | $401,547 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94122 Compare?
| Metric | 94122 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,701,483 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 1.5% | N/A | N/A | 5.7% |
| Avg Rent | $3,828 | $4,437 | N/A | - |
| Cap Rate | 1.8% | 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 94122 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94122 (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 | $1,701,483 |
| Monthly Rent | $3,828 |
| Price-to-Rent | 37.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 3.3% |
📈 Home Appreciation
| 1-Year | +14.3% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +3.4% ▲ |
🏠 Rent Trends
| 1-Year | +8.9% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +5.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.8%). 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 94122
Population: 57,369
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 94122
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Everett Middle
Lick (James) Middle
Roosevelt Middle
Academy (The)- SF @McAteer
Alvarado 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
Investor Insight: With 11,874 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in San Francisco, CA?
Rental vacancy in San Francisco, CA is elevated. Investors should budget normal turnover but not chronic empty units.
What do landlords charge for rent in San Francisco, CA?
The typical rental in San Francisco, CA commands about $3,828/mo monthly. That rent profile reliable cash flow against the $1.7M purchase basis.
How deep is the rental pool in San Francisco, CA?
Working renters make up the core of the San Francisco, CA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the typical home price in San Francisco, CA?
The median home value in San Francisco, CA is roughly $1.7M. That puts it reasonable relative to the CA statewide average.
Which investment style suits San Francisco, CA?
In San Francisco, CA the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $1.7M prices and $3,828/mo rents suits that approach.
You know 94122 now. You don’t know where it ranks.
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How 94122 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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