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San Francisco County/San Francisco/94158

94158

ZIPSAFMR
San Francisco County, CA
Zillow

ZIP Investment Score

46Below average

095130300
BRFMR
Eff. Rent
0 BR$3,430$3,170
1 BR$4,010$3,840
2 BR$4,930$5,260
3 BR$6,440$6,090
4 BR$7,250$7,680
5 BR$8,338Not available
6 BR$9,588Not available
7 BR$11,026Not available
8 BR$12,680Not available

Purchase Price Calculator

Maximum purchase price
$719,717

Cost breakdown

+Likely effective rent$5,260
HUD FMR$4,930
Market rent$5,430
Est. payment standard (107%)Used$5,260
-Principal and interest-$3,639
Loan amount$575,774
Down payment$143,943
Rate6.50%
Term30 years
-Operating costs-$1,421
Property taxes-$720
Insurance-$175
Utilities$0
HOA$0
Management-$526
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$83,168(57.8% ROI)
Projected value
$775,057
Return breakdown
Property appreciation+$55,340
Loan principal paid down+$20,629
Rental cash flow+$7,200
5-year hold
+$143,363(99.6% ROI)
Projected value
$814,294
Return breakdown
Property appreciation+$94,577
Loan principal paid down+$36,786
Rental cash flow+$12,000
10-year hold
+$313,237(217.6% ROI)
Projected value
$921,299
Return breakdown
Property appreciation+$201,582
Loan principal paid down+$87,655
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.08
1 BR
1.04
2 BR
0.91
3 BR
1.06
4 BR
0.92
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94158 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94158 (San Francisco, CA) is $4,930 a month. That is up 12.8% from $4,370 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, 94158 is tied for the highest two-bedroom rent (county range $3,250–$4,930). The median county two-bedroom FMR in California is $1,725, so ZIP 94158 is 186% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94158
BedroomsFY 2027Change90–110% range
Studio$3,430+14.0%$3,087–$3,773
1BR$4,010+11.1%$3,609–$4,411
2BR$4,930+12.8%$4,437–$5,423
3BR$6,440+15.4%$5,796–$7,084
4BR$7,250+25.2%$6,525–$7,975

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94158
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,430$4,010$4,930$6,440$7,250
FY 2026$3,010$3,610$4,370$5,580$5,790
FY 2025$2,890$3,560$4,240$5,250$5,650
FY 2024$3,210$3,950$4,710$5,770$6,270
FY 2023$3,160$3,900$4,670$5,730$6,270

Two-bedroom rent in nearby San Francisco County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94158
94130$3,570−27.6%
94131$4,020−18.5%
94132$3,250−34.1%
94133$3,250−34.1%
94134$3,250−34.1%
94140$3,540−28.2%
94141$3,540−28.2%
94146$3,540−28.2%
94147$3,540−28.2%
94158Current$4,930—
94159$3,540−28.2%
94164$3,540−28.2%

Questions about ZIP 94158 rents

How much will Section 8 pay for a two-bedroom in ZIP 94158?

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 $4,930 it would be $4,437 to $5,423. 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 94158 in?

ZIP 94158 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 94158 for FY 2027?

The two-bedroom FMR rose 12.8%, from $4,370 in FY 2026 to $4,930 in FY 2027. Since FY 2023 it has risen 5.6%.

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