San Francisco-Oakland-Berkeley, CA · California
San Mateo County
ZIP 94404
745,100 residents1,986 permits TTM$156,000 median HHI30 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$1,494,500
ACS 5-Year
Cap rate proxy
2.3%
FMR × 0.65 ÷ Home Value
Rent-to-income
22.3%
HUD FMR ÷ ACS HHI
Net migration
+2.72%
IRS SOI
Permits (TTM)
1,986
Census BPS
Climate risk
99.2
FEMA NRI (0–100)
ZIP 94404
Median home value
—
Gross yield
—
Cap rate
2.7%
Rent gap
—
Affordability
P/I: 11.0R/I: 29.4%
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown30 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate | Rent gap |
|---|---|---|---|---|---|
| 94020 | $991,238 | $4,030 | 4.9% | 3.5% | 28.2% |
| 94014 | — | — | — | 3.9% | — |
| 94005 | — | — | — | 3.1% | — |
| 94044 | — | — | — | 3.3% | — |
| 94060 | — | — | — | 2.9% | — |
Ranked by composite score
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Demographics
Owner-occupied
59.1%
Census ACS
Vacancy rate
7.4%
Census ACS
Bachelor's degree +
53.1%
Census ACS
Rent burdened
46.8%
Census ACS (>30% income)
Median age
40.6
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