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San Francisco County/San Francisco/94110

94110

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

34Below average

095130300
BRFMR
Eff. Rent
0 BR$2,350$2,590
1 BR$2,740$3,010
2 BR$3,370$3,710
3 BR$4,400$4,840
4 BR$4,960$5,460
5 BR$5,704Not available
6 BR$6,560Not available
7 BR$7,544Not available
8 BR$8,675Not available

Purchase Price Calculator

Maximum purchase price
$489,388

Cost breakdown

+Likely effective rent$3,710
HUD FMR$3,370
Market rent$4,450
Est. payment standard (110%)Used$3,710
-Principal and interest-$2,475
Loan amount$391,510
Down payment$97,878
Rate6.50%
Term30 years
-Operating costs-$1,035
Property taxes-$489
Insurance-$175
Utilities$0
HOA$0
Management-$371
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$58,856(60.1% ROI)
Projected value
$527,017
Return breakdown
Property appreciation+$37,629
Loan principal paid down+$14,027
Rental cash flow+$7,200
5-year hold
+$101,323(103.5% ROI)
Projected value
$553,698
Return breakdown
Property appreciation+$64,310
Loan principal paid down+$25,014
Rental cash flow+$12,000
10-year hold
+$220,673(225.5% ROI)
Projected value
$626,458
Return breakdown
Property appreciation+$137,070
Loan principal paid down+$59,603
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.85
1 BR
0.82
2 BR
0.76
3 BR
0.82
4 BR
0.73
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94110 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94110 (San Francisco, CA) is $3,370 a month. That is up 9.4% from $3,080 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, 94110 has the 28th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94110 is 95% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94110
BedroomsFY 2027Change90–110% range
Studio$2,350+10.8%$2,115–$2,585
1BR$2,740+7.9%$2,466–$3,014
2BR$3,370+9.4%$3,033–$3,707
3BR$4,400+12.0%$3,960–$4,840
4BR$4,960+21.6%$4,464–$5,456

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94110
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,350$2,740$3,370$4,400$4,960
FY 2026$2,120$2,540$3,080$3,930$4,080
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. 94110
94103$3,930+16.6%
94104$3,480+3.3%
94105$4,260+26.4%
94107$4,930+46.3%
94108$3,250−3.6%
94109$3,250−3.6%
94110Current$3,370—
94111$3,870+14.8%
94112$3,250−3.6%
94114$4,120+22.3%
94115$4,160+23.4%
94116$4,080+21.1%

Questions about ZIP 94110 rents

How much will Section 8 pay for a two-bedroom in ZIP 94110?

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 $3,370 it would be $3,033 to $3,707. 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 94110 in?

ZIP 94110 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 94110 for FY 2027?

The two-bedroom FMR rose 9.4%, from $3,080 in FY 2026 to $3,370 in FY 2027. Since FY 2023 it has risen 17.0%.

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