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San Francisco County/San Francisco/94116

94116

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

57Below average

095130300
BRFMR
Eff. Rent
0 BR$2,840$1,980
1 BR$3,310$2,260
2 BR$4,080$4,290
3 BR$5,330$5,620
4 BR$6,000$6,600
5 BR$6,900Not available
6 BR$7,935Not available
7 BR$9,125Not available
8 BR$10,494Not available

Purchase Price Calculator

Maximum purchase price
$575,576

Cost breakdown

+Likely effective rent$4,290
HUD FMR$4,080
Market rent$4,410
Est. payment standard (105%)Used$4,290
-Principal and interest-$2,910
Loan amount$460,461
Down payment$115,115
Rate6.50%
Term30 years
-Operating costs-$1,180
Property taxes-$576
Insurance-$175
Utilities$0
HOA$0
Management-$429
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$67,954(59.0% ROI)
Projected value
$619,832
Return breakdown
Property appreciation+$44,256
Loan principal paid down+$16,497
Rental cash flow+$7,200
5-year hold
+$117,054(101.7% ROI)
Projected value
$651,211
Return breakdown
Property appreciation+$75,635
Loan principal paid down+$29,419
Rental cash flow+$12,000
10-year hold
+$255,310(221.8% ROI)
Projected value
$736,786
Return breakdown
Property appreciation+$161,210
Loan principal paid down+$70,100
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.43
1 BR
1.46
2 BR
0.93
3 BR
0.92
4 BR
0.84
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94116 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94116 (San Francisco, CA) is $4,080 a month. That is up 3.0% from $3,960 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, 94116 has the 7th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94116 is 137% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94116
BedroomsFY 2027Change90–110% range
Studio$2,840+4.0%$2,556–$3,124
1BR$3,310+1.2%$2,979–$3,641
2BR$4,080+3.0%$3,672–$4,488
3BR$5,330+5.3%$4,797–$5,863
4BR$6,000+14.5%$5,400–$6,600

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94116
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,840$3,310$4,080$5,330$6,000
FY 2026$2,730$3,270$3,960$5,060$5,240
FY 2025$2,500$3,060$3,650$4,550$4,840
FY 2024$2,230$2,740$3,270$4,000$4,350
FY 2023$2,180$2,690$3,220$3,950$4,330

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94116
94109$3,250−20.3%
94110$3,370−17.4%
94111$3,870−5.1%
94112$3,250−20.3%
94114$4,120+1.0%
94115$4,160+2.0%
94116Current$4,080—
94117$4,010−1.7%
94118$3,430−15.9%
94119$3,540−13.2%
94121$3,250−20.3%
94122$3,410−16.4%

Questions about ZIP 94116 rents

How much will Section 8 pay for a two-bedroom in ZIP 94116?

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 $4,080 it would be $3,672 to $4,488. 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 94116 in?

ZIP 94116 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 94116 for FY 2027?

The two-bedroom FMR rose 3.0%, from $3,960 in FY 2026 to $4,080 in FY 2027. Since FY 2023 it has risen 26.7%.

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