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San Francisco County/San Francisco/94127

94127

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

43Below average

095130300
BRFMR
Eff. Rent
0 BR$2,470$2,220
1 BR$2,930$2,230
2 BR$3,560$3,920
3 BR$4,650$5,120
4 BR$5,230$5,750
5 BR$6,014Not available
6 BR$6,917Not available
7 BR$7,954Not available
8 BR$9,147Not available

Purchase Price Calculator

Maximum purchase price
$520,594

Cost breakdown

+Likely effective rent$3,920
HUD FMR$3,560
Market rent$4,530
Est. payment standard (110%)Used$3,920
-Principal and interest-$2,632
Loan amount$416,475
Down payment$104,119
Rate6.50%
Term30 years
-Operating costs-$1,088
Property taxes-$521
Insurance-$175
Utilities$0
HOA$0
Management-$392
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$62,150(59.7% ROI)
Projected value
$560,623
Return breakdown
Property appreciation+$40,029
Loan principal paid down+$14,921
Rental cash flow+$7,200
5-year hold
+$107,019(102.8% ROI)
Projected value
$589,004
Return breakdown
Property appreciation+$68,410
Loan principal paid down+$26,609
Rental cash flow+$12,000
10-year hold
+$233,214(224.0% ROI)
Projected value
$666,404
Return breakdown
Property appreciation+$145,810
Loan principal paid down+$63,404
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.11
1 BR
1.31
2 BR
0.79
3 BR
0.79
4 BR
0.70
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94127 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94127 (San Francisco, CA) is $3,560 a month. That is down 8.2% from $3,880 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, 94127 has the 15th-highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94127 is 106% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94127
BedroomsFY 2027Change90–110% range
Studio$2,470−6.8%$2,223–$2,717
1BR$2,930−9.8%$2,637–$3,223
2BR$3,560−8.2%$3,204–$3,916
3BR$4,650−2.1%$4,185–$5,115
4BR$5,230+1.2%$4,707–$5,753

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94127
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,470$2,930$3,560$4,650$5,230
FY 2026$2,650$3,250$3,880$4,750$5,170
FY 2025$2,940$3,610$4,310$5,270$5,740
FY 2024$3,260$4,010$4,780$5,850$6,370
FY 2023$3,060$3,790$4,530$5,560$6,090

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94127
94121$3,250−8.7%
94122$3,410−4.2%
94123$4,650+30.6%
94124$3,250−8.7%
94125$3,930+10.4%
94126$3,540−0.6%
94127Current$3,560—
94129$3,690+3.7%
94130$3,570+0.3%
94131$4,020+12.9%
94132$3,250−8.7%
94133$3,250−8.7%

Questions about ZIP 94127 rents

How much will Section 8 pay for a two-bedroom in ZIP 94127?

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 $3,560 it would be $3,204 to $3,916. 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 94127 in?

ZIP 94127 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 94127 for FY 2027?

The two-bedroom FMR fell 8.2%, from $3,880 in FY 2026 to $3,560 in FY 2027. Since FY 2023 it has fallen 21.4%.

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