Real Estate Investing in San Francisco, California (94132)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94132 (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: 10.9% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 34.2 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94132)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94132 San Francisco
This part of San Francisco County is not an easy win. The 94132 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.4M asset, 94132 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader CA picture, 94132 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A resilient renter share of 52% in 94132 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. substantial returns are possible in 94132, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in San Francisco:
Property Strategy for 94132
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $557,200 | $2,510 | 3.2% | +0.3% | $557,200 |
| 2BR | $989,292 | $3,000 | 2.2% | -1.7% | $494,646 |
| 3BR | $1,399,638 | $3,830 | 2.0% | +0.0% | $466,546 |
| 4BR | $1,723,414 | $3,970 | 1.7% | +0.7% | $430,854 |
| 5BR | $1,874,688 | — | — | +0.4% | $374,938 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94132 Compare?
| Metric | 94132 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,373,148 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 0.1% | N/A | N/A | 5.7% |
| Avg Rent | $3,347 | $4,437 | N/A | - |
| Cap Rate | 1.9% | 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 94132 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94132 (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 | $1,373,148 |
| Monthly Rent | $3,347 |
| Price-to-Rent | 34.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 2.0% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (1.9%). 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 94132
Population: 27,406
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 94132
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brown Jr. (Willie L) Middle
Cleveland Elementary
Jordan (June) School for Equity
Panorama Elementary
Bayshore
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 there empty rentals in San Francisco, CA?
Vacancy risk in San Francisco, CA is elevated. That supports consistent cash flow for typical rental holds.
Which real estate strategy fits San Francisco, CA?
San Francisco, CA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($1.4M prices, $3,347/mo rents) make it a reasonable choice.
Are eviction rules reasonable in San Francisco, CA?
Rental owners in San Francisco, CA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
Does house hacking make sense in San Francisco, CA?
For house hackers, San Francisco, CA is a tougher. The $3,347/mo rent on a unit helps defray the mortgage on a $1.4M property.
How expensive is real estate in San Francisco, CA?
Homes in San Francisco, CA typically sell near $1.4M. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
You know 94132 now. You don’t know where it ranks.
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How 94132 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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