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San Francisco County/San Francisco/94105

94105

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

29Below average

095130300
BRFMR
Eff. Rent
0 BR$2,940$2,790
1 BR$3,520$3,550
2 BR$4,260$4,690
3 BR$5,440$5,980
4 BR$5,780$6,360
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
$635,016

Cost breakdown

+Likely effective rent$4,690
HUD FMR$4,260
Market rent$5,760
Est. payment standard (110%)Used$4,690
-Principal and interest-$3,211
Loan amount$508,012
Down payment$127,003
Rate6.50%
Term30 years
-Operating costs-$1,279
Property taxes-$635
Insurance-$175
Utilities$0
HOA$0
Management-$469
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$74,228(58.4% ROI)
Projected value
$683,842
Return breakdown
Property appreciation+$48,827
Loan principal paid down+$18,201
Rental cash flow+$7,200
5-year hold
+$127,903(100.7% ROI)
Projected value
$718,462
Return breakdown
Property appreciation+$83,446
Loan principal paid down+$32,457
Rental cash flow+$12,000
10-year hold
+$279,197(219.8% ROI)
Projected value
$812,874
Return breakdown
Property appreciation+$177,858
Loan principal paid down+$77,339
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.05
1 BR
0.99
2 BR
0.74
3 BR
0.55
4 BR
0.56
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94105 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94105 (San Francisco, CA) is $4,260 a month. That is down 9.9% from $4,730 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, 94105 has the 4th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94105 is 147% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94105
BedroomsFY 2027Change90–110% range
Studio$2,940−9.8%$2,646–$3,234
1BR$3,520−10.0%$3,168–$3,872
2BR$4,260−9.9%$3,834–$4,686
3BR$5,440−9.9%$4,896–$5,984
4BR$5,780−7.7%$5,202–$6,358

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94105
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,940$3,520$4,260$5,440$5,780
FY 2026$3,260$3,910$4,730$6,040$6,260
FY 2025$3,020$3,700$4,410$5,500$5,850
FY 2024$3,070$3,780$4,500$5,510$5,990
FY 2023$2,940$3,640$4,350$5,560$6,050

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94105
94102$3,250−23.7%
94103$3,930−7.7%
94104$3,480−18.3%
94105Current$4,260—
94107$4,930+15.7%
94108$3,250−23.7%
94109$3,250−23.7%
94110$3,370−20.9%
94111$3,870−9.2%
94112$3,250−23.7%
94114$4,120−3.3%
94115$4,160−2.3%

Questions about ZIP 94105 rents

How much will Section 8 pay for a two-bedroom in ZIP 94105?

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 $4,260 it would be $3,834 to $4,686. 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 94105 in?

ZIP 94105 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 94105 for FY 2027?

The two-bedroom FMR fell 9.9%, from $4,730 in FY 2026 to $4,260 in FY 2027. Since FY 2023 it has fallen 2.1%.

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