Real Estate Investing in San Francisco, California (94129)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94129 (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: -3.1% 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 25.7 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94129)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94129 San Francisco
This part of San Francisco County is not an easy win. The 94129 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $5,778/mo on a $1.8M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 94129 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in San Francisco have seen price recovery that 94129 has not matched. San Francisco County data supports the view that the spread is structural rather than temporary.
On the rental side, 3,808 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 94129 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:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94129 Compare?
| Metric | 94129 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,780,490 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $5,778 | $4,437 | N/A | - |
| Cap Rate | 2.5% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 94129 (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 | $1,780,490 |
| Monthly Rent | $5,778 |
| Price-to-Rent | 25.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +19.7% ▲ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | -3.1% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). 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 94129
Population: 3,808
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 94129
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brown Jr. (Willie L) Middle
Parks (Rosa) Elementary
Roosevelt Middle
Independence High
Argonne 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
Frequently Asked Questions
Are landlord laws favorable in San Francisco, CA?
CA ranks as a tenant-protective state for landlord-tenant law. San Francisco generally follows the statewide framework, so landlords face reasonable operating rules.
What type of investing works 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 strong is the working-renter base in San Francisco, CA?
San Francisco, CA draws a measured base of working renters. Demand at the $5,778/mo rent level is reasonable for standard single-family and small multi rentals.
Does house hacking make sense in San Francisco, CA?
House hacking in San Francisco, CA is a tougher. With home values around $1.8M and rents at $5,778/mo, owner-occupants can offset a meaningful share of PITI.
How much should I expect to pay for a home in San Francisco, CA?
Median home price in San Francisco, CA is near $1.8M, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
You know 94129 now. You don’t know where it ranks.
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How 94129 ranks in San Francisco-Oakland-Berkeley, CA
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