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San Francisco County/San Francisco/94114

94114

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

29Below average

095130300
BRFMR
Eff. Rent
0 BR$2,870$2,750
1 BR$3,350$3,690
2 BR$4,120$4,530
3 BR$5,390$5,930
4 BR$6,060$6,670
5 BR$6,969Not available
6 BR$8,014Not available
7 BR$9,217Not available
8 BR$10,599Not available

Purchase Price Calculator

Maximum purchase price
$611,240

Cost breakdown

+Likely effective rent$4,530
HUD FMR$4,120
Market rent$5,150
Est. payment standard (110%)Used$4,530
-Principal and interest-$3,091
Loan amount$488,992
Down payment$122,248
Rate6.50%
Term30 years
-Operating costs-$1,239
Property taxes-$611
Insurance-$175
Utilities$0
HOA$0
Management-$453
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$71,718(58.7% ROI)
Projected value
$658,238
Return breakdown
Property appreciation+$46,999
Loan principal paid down+$17,519
Rental cash flow+$7,200
5-year hold
+$123,564(101.1% ROI)
Projected value
$691,562
Return breakdown
Property appreciation+$80,322
Loan principal paid down+$31,242
Rental cash flow+$12,000
10-year hold
+$269,642(220.6% ROI)
Projected value
$782,438
Return breakdown
Property appreciation+$171,199
Loan principal paid down+$74,443
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.04
1 BR
0.84
2 BR
0.80
3 BR
0.70
4 BR
0.71
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94114 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94114 (San Francisco, CA) is $4,120 a month. That is up 6.7% from $3,860 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, 94114 has the 6th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94114 is 139% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94114
BedroomsFY 2027Change90–110% range
Studio$2,870+7.9%$2,583–$3,157
1BR$3,350+5.0%$3,015–$3,685
2BR$4,120+6.7%$3,708–$4,532
3BR$5,390+9.3%$4,851–$5,929
4BR$6,060+18.6%$5,454–$6,666

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94114
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,870$3,350$4,120$5,390$6,060
FY 2026$2,660$3,190$3,860$4,930$5,110
FY 2025$2,320$2,840$3,390$4,230$4,490
FY 2024$2,380$2,930$3,490$4,270$4,650
FY 2023$2,370$2,930$3,510$4,310$4,720

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94114
94107$4,930+19.7%
94108$3,250−21.1%
94109$3,250−21.1%
94110$3,370−18.2%
94111$3,870−6.1%
94112$3,250−21.1%
94114Current$4,120—
94115$4,160+1.0%
94116$4,080−1.0%
94117$4,010−2.7%
94118$3,430−16.7%
94119$3,540−14.1%

Questions about ZIP 94114 rents

How much will Section 8 pay for a two-bedroom in ZIP 94114?

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 $4,120 it would be $3,708 to $4,532. 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 94114 in?

ZIP 94114 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 94114 for FY 2027?

The two-bedroom FMR rose 6.7%, from $3,860 in FY 2026 to $4,120 in FY 2027. Since FY 2023 it has risen 17.4%.

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