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San Francisco County/San Francisco/94117

94117

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

50Below average

095130300
BRFMR
Eff. Rent
0 BR$2,790$2,680
1 BR$3,260$3,580
2 BR$4,010$4,410
3 BR$5,240$5,760
4 BR$5,900$6,310
5 BR$6,785Not available
6 BR$7,803Not available
7 BR$8,973Not available
8 BR$10,319Not available

Purchase Price Calculator

Maximum purchase price
$593,408

Cost breakdown

+Likely effective rent$4,410
HUD FMR$4,010
Market rent$5,300
Est. payment standard (110%)Used$4,410
-Principal and interest-$3,001
Loan amount$474,726
Down payment$118,682
Rate6.50%
Term30 years
-Operating costs-$1,209
Property taxes-$593
Insurance-$175
Utilities$0
HOA$0
Management-$441
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$69,836(58.8% ROI)
Projected value
$639,035
Return breakdown
Property appreciation+$45,627
Loan principal paid down+$17,008
Rental cash flow+$7,200
5-year hold
+$120,309(101.4% ROI)
Projected value
$671,386
Return breakdown
Property appreciation+$77,979
Loan principal paid down+$30,330
Rental cash flow+$12,000
10-year hold
+$262,476(221.2% ROI)
Projected value
$759,612
Return breakdown
Property appreciation+$166,204
Loan principal paid down+$72,272
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.04
1 BR
0.87
2 BR
0.76
3 BR
0.79
4 BR
0.90
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94117 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94117 (San Francisco, CA) is $4,010 a month. That is up 5.0% from $3,820 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, 94117 has the 9th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94117 is 132% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94117
BedroomsFY 2027Change90–110% range
Studio$2,790+6.1%$2,511–$3,069
1BR$3,260+3.2%$2,934–$3,586
2BR$4,010+5.0%$3,609–$4,411
3BR$5,240+7.4%$4,716–$5,764
4BR$5,900+16.6%$5,310–$6,490

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94117
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,790$3,260$4,010$5,240$5,900
FY 2026$2,630$3,160$3,820$4,880$5,060
FY 2025$2,290$2,800$3,340$4,170$4,430
FY 2024$2,280$2,800$3,340$4,090$4,450
FY 2023$2,200$2,720$3,260$4,090$4,450

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94117
94110$3,370−16.0%
94111$3,870−3.5%
94112$3,250−19.0%
94114$4,120+2.7%
94115$4,160+3.7%
94116$4,080+1.7%
94117Current$4,010—
94118$3,430−14.5%
94119$3,540−11.7%
94121$3,250−19.0%
94122$3,410−15.0%
94123$4,650+16.0%

Questions about ZIP 94117 rents

How much will Section 8 pay for a two-bedroom in ZIP 94117?

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 $4,010 it would be $3,609 to $4,411. 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 94117 in?

ZIP 94117 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 94117 for FY 2027?

The two-bedroom FMR rose 5.0%, from $3,820 in FY 2026 to $4,010 in FY 2027. Since FY 2023 it has risen 23.0%.

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