San Francisco-Oakland-Berkeley, CA · California
San Francisco County
836,321 residents1,669 permits TTM$141,446 median HHI28 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$1,380,500
ACS 5-Year
Cap rate proxy
2.1%
FMR × 0.65 ÷ Home Value
Rent-to-income
20.5%
HUD FMR ÷ ACS HHI
Net migration
+3.71%
IRS SOI
Permits (TTM)
1,669
Census BPS
Climate risk
99.5
FEMA NRI (0–100)
ZIP code breakdown28 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 94103 | — | — | — | 6.0% | — |
| 94124 | — | — | — | 5.1% | — |
| 94107 | — | — | — | 5.0% | — |
| 94102 | — | — | — | 5.2% | — |
| 94105 | — | — | — | 5.4% | — |
Ranked by composite score
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Demographics
Owner-occupied
38.5%
Census ACS
Vacancy rate
11.9%
Census ACS
Bachelor's degree +
60.1%
Census ACS
Rent burdened
36.3%
Census ACS (>30% income)
Median age
39.7
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026