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San Francisco County/San Francisco/94122

94122

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

47Below average

095130300
BRFMR
Eff. Rent
0 BR$2,370$2,260
1 BR$2,770$2,710
2 BR$3,410$3,750
3 BR$4,460$4,910
4 BR$5,020$5,520
5 BR$5,773Not available
6 BR$6,639Not available
7 BR$7,635Not available
8 BR$8,780Not available

Purchase Price Calculator

Maximum purchase price
$495,332

Cost breakdown

+Likely effective rent$3,750
HUD FMR$3,410
Market rent$4,420
Est. payment standard (110%)Used$3,750
-Principal and interest-$2,505
Loan amount$396,266
Down payment$99,066
Rate6.50%
Term30 years
-Operating costs-$1,045
Property taxes-$495
Insurance-$175
Utilities$0
HOA$0
Management-$375
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$59,484(60.0% ROI)
Projected value
$533,418
Return breakdown
Property appreciation+$38,086
Loan principal paid down+$14,197
Rental cash flow+$7,200
5-year hold
+$102,408(103.4% ROI)
Projected value
$560,423
Return breakdown
Property appreciation+$65,091
Loan principal paid down+$25,317
Rental cash flow+$12,000
10-year hold
+$223,062(225.2% ROI)
Projected value
$634,067
Return breakdown
Property appreciation+$138,735
Loan principal paid down+$60,327
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.05
1 BR
1.02
2 BR
0.77
3 BR
0.75
4 BR
0.62
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94122 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94122 (San Francisco, CA) is $3,410 a month. That is up 3.0% from $3,310 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, 94122 has the 27th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94122 is 98% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94122
BedroomsFY 2027Change90–110% range
Studio$2,370+3.9%$2,133–$2,607
1BR$2,770+1.5%$2,493–$3,047
2BR$3,410+3.0%$3,069–$3,751
3BR$4,460+5.4%$4,014–$4,906
4BR$5,020+14.6%$4,518–$5,522

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94122
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,370$2,770$3,410$4,460$5,020
FY 2026$2,280$2,730$3,310$4,230$4,380
FY 2025$2,070$2,540$3,030$3,710$4,030
FY 2024$2,110$2,590$3,090$3,780$4,120
FY 2023$2,100$2,590$3,100$3,800$4,160

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94122
94115$4,160+22.0%
94116$4,080+19.6%
94117$4,010+17.6%
94118$3,430+0.6%
94119$3,540+3.8%
94121$3,250−4.7%
94122Current$3,410—
94123$4,650+36.4%
94124$3,250−4.7%
94125$3,930+15.2%
94126$3,540+3.8%
94127$3,560+4.4%

Questions about ZIP 94122 rents

How much will Section 8 pay for a two-bedroom in ZIP 94122?

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 $3,410 it would be $3,069 to $3,751. 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 94122 in?

ZIP 94122 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 94122 for FY 2027?

The two-bedroom FMR rose 3.0%, from $3,310 in FY 2026 to $3,410 in FY 2027. Since FY 2023 it has risen 10.0%.

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