Real Estate Investing in San Francisco, California (94133)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 94133 (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.
- High vacancy: 16.4% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 25.3 — hard to cash-flow at these prices.
What’s happening in San Francisco, CA (94133)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 94133 San Francisco
This part of San Francisco County is not an easy win. The 94133 ZIP reflects softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 94133 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 94133 among CA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 94133 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 94133 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:
Property Strategy for 94133
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $772,384 | $2,510 | 2.3% | -2.9% | $772,384 |
| 2BR | $1,146,446 | $2,990 | 1.9% | -3.1% | $573,223 |
| 3BR | $1,867,981 | $3,730 | 1.4% | -3.9% | $622,660 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 94133 Compare?
| Metric | 94133 | San Francisco | San Francisco-Oakland-Berkeley, CA | California |
|---|---|---|---|---|
| Home Value | $1,420,865 | $693,502 | N/A | $761,003 |
| 5-Year CAGR | 1.0% | N/A | N/A | 5.7% |
| Avg Rent | $4,680 | $4,437 | N/A | - |
| Cap Rate | 2.6% | 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 94133 (San Francisco, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 94133 (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 | $1,420,865 |
| Monthly Rent | $4,680 |
| Price-to-Rent | 25.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 3.5% |
📈 Home Appreciation
| 1-Year | +18.2% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +0.3% ▲ |
🏠 Rent Trends
| 1-Year | +25.5% ▲ |
| 3-Year CAGR | +12.0% ▲ |
| 5-Year CAGR | +8.5% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). 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 94133
Population: 24,753
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 94133
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
King (Thomas Starr) Elementary
Parks (Rosa) Elementary
Lee (Edwin and Anita) Newcomer
Carmichael (Bessie)/FEC
Grattan 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
Is San Francisco, CA a good place for real estate investing?
San Francisco, CA scores 2.0/5 for investability. Home values sit at $1.4M and rents near $4,680/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the best play in San Francisco, CA?
Investors usually favor careful cash-flow rentals with hands-on management in San Francisco, CA. With home values at $1.4M and rents near $4,680/mo, other strategies can work but produce stable rather than outsized returns.
How quickly do rentals get leased in San Francisco, CA?
San Francisco, CA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How do home values compare in San Francisco, CA?
San Francisco, CA median home values land near $1.4M. That is reasonable territory for investors looking at $4,680/mo-per-month rentals.
How qualified is the tenant pool in San Francisco, CA?
Tenant quality in San Francisco, CA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $4,680/mo.
You know 94133 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 94133 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 94133 ranks in San Francisco-Oakland-Berkeley, CA
Every ZIP in this metro, ranked. Free.
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