Real Estate Investing in San Francisco, California (94131)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94131 (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: 9.2% 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 32.0 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94131)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94131 San Francisco
ZIP 94131 in San Francisco, CA carries a solid set of headwinds. Home values near $1.7M and rents of $4,551/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 94131 can be a a strong candidate for hunting ground — but the discount at $1.7M reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 94131 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A impressive renter share of 45% in 94131 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 94131 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94131
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $609,466 | $3,260 | 3.9% | -3.0% | $609,466 |
| 2BR | $1,256,458 | $3,950 | 2.3% | -1.2% | $628,229 |
| 3BR | $1,717,046 | $5,050 | 2.1% | -0.6% | $572,349 |
| 4BR | $2,257,513 | $5,230 | 1.7% | -0.3% | $564,378 |
| 5BR | $2,689,270 | — | — | -0.9% | $537,854 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94131 Compare?
| Metric | 94131 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,747,653 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 1.1% | N/A | N/A | 5.7% |
| Avg Rent | $4,551 | $4,437 | N/A | - |
| Cap Rate | 2.0% | 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 94131 (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 | $1,747,653 |
| Monthly Rent | $4,551 |
| Price-to-Rent | 32.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +17.5% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +2.3% ▲ |
🏠 Rent Trends
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +4.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 94131
Population: 27,809
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 94131
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Everett Middle
Visitacion Valley Middle
Brown Jr. (Willie L) Middle
Cleveland Elementary
King (Thomas Starr) 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
Where do rents currently stand in San Francisco, CA?
The typical rental in San Francisco, CA commands about $4,551/mo monthly. That rent profile steady cash flow against the $1.7M purchase basis.
What is the median home value in San Francisco, CA?
Expect median prices around $1.7M in San Francisco, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Does San Francisco, CA make sense for an investment property?
With a 2.0/5 investability score, San Francisco, CA ranks as a solid market for rental property investors. Median prices of $1.7M and rents of $4,551/mo drive the underlying numbers.
Is San Francisco, CA better for rentals, flips, or BRRRR?
San Francisco, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.7M prices, $4,551/mo rents) make it a reasonable choice.
How strong is the working-renter base in San Francisco, CA?
Tenant demand in San Francisco, CA is solid. The local workforce $4,551/mo rents across most rental classes.
You know 94131 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94131 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 94131 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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