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San Francisco County/San Francisco/94103

94103

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

47Below average

095130300
BRFMR
Eff. Rent
0 BR$2,740$2,840
1 BR$3,190$3,510
2 BR$3,930$4,320
3 BR$5,140$5,430
4 BR$5,780$5,680
5 BR$6,647Not available
6 BR$7,644Not available
7 BR$8,791Not available
8 BR$10,109Not available

Purchase Price Calculator

Maximum purchase price
$580,034

Cost breakdown

+Likely effective rent$4,320
HUD FMR$3,930
Market rent$5,540
Est. payment standard (110%)Used$4,320
-Principal and interest-$2,933
Loan amount$464,027
Down payment$116,007
Rate6.50%
Term30 years
-Operating costs-$1,187
Property taxes-$580
Insurance-$175
Utilities$0
HOA$0
Management-$432
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$68,424(59.0% ROI)
Projected value
$624,633
Return breakdown
Property appreciation+$44,599
Loan principal paid down+$16,625
Rental cash flow+$7,200
5-year hold
+$117,868(101.6% ROI)
Projected value
$656,255
Return breakdown
Property appreciation+$76,221
Loan principal paid down+$29,647
Rental cash flow+$12,000
10-year hold
+$257,101(221.6% ROI)
Projected value
$742,492
Return breakdown
Property appreciation+$162,458
Loan principal paid down+$70,643
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.94
1 BR
0.74
2 BR
0.71
3 BR
0.92
4 BR
1.02
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94103 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94103 (San Francisco, CA) is $3,930 a month. That is up 11.6% from $3,520 in FY 2026. San Francisco is in the San Francisco, CA HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $3,697. Among 37 ZIP codes in San Francisco County, 94103 is tied for the 10th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94103 is 128% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94103
BedroomsFY 2027Change90–110% range
Studio$2,740+12.8%$2,466–$3,014
1BR$3,190+9.6%$2,871–$3,509
2BR$3,930+11.6%$3,537–$4,323
3BR$5,140+14.2%$4,626–$5,654
4BR$5,780+24.0%$5,202–$6,358

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94103
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,740$3,190$3,930$5,140$5,780
FY 2026$2,430$2,910$3,520$4,500$4,660
FY 2025$2,070$2,540$3,030$3,710$4,030
FY 2024$1,950$2,400$2,870$3,530$3,860
FY 2023$1,910$2,380$2,880$3,710$4,040

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94103
94102$3,250−17.3%
94103Current$3,930—
94104$3,480−11.5%
94105$4,260+8.4%
94107$4,930+25.4%
94108$3,250−17.3%
94109$3,250−17.3%
94110$3,370−14.2%
94111$3,870−1.5%
94112$3,250−17.3%
94114$4,120+4.8%
94115$4,160+5.9%

Questions about ZIP 94103 rents

How much will Section 8 pay for a two-bedroom in ZIP 94103?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,697, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,327 to $4,067 a month; under the ZIP-level Small Area FMR of $3,930 it would be $3,537 to $4,323. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 94103 in?

ZIP 94103 is in the San Francisco, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,697.

How much did fair market rent change in ZIP 94103 for FY 2027?

The two-bedroom FMR rose 11.6%, from $3,520 in FY 2026 to $3,930 in FY 2027. Since FY 2023 it has risen 36.5%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentSan Francisco, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources