House hacking in Daly City (Bayshore / Crocker / Top of the Hill + Colma).

What's actually happening in 94014

• Under construction

  Midway Village redevelopment (Bayshore): County Housing Authority, 555 affordable units across 4 phases; Phase 1 (147 households) delivered, Phase 2 (113 units) under construction since 2025 and opening ~2027. The largest affordable project in county history. County of San Mateo

• Operational; station-area plan 1994-vintage

  Colma BART in-ZIP (opened 1996, 1,400-space garage) plus Daly City BART on the border, ~15–20 minutes to the SF core; the 1994 Colma BART Station Area Plan designates the surrounding unincorporated parcels for TOD. County of San Mateo

• In progress

  Mission St / Geneva Ave C-MU corridor rezoning: Housing Element upzoning of the Mission St spine (Original Daly City / Top of the Hill) to mixed-use, up to 9 stories at 150–180 du/ac. City of Daly City

• Adopted

  The County Housing Element's 120-to-150 u/ac upzoning reaches the unincorporated Colma/Broadmoor edge; SB 9 and ADU rules apply citywide. San Mateo County Housing Element

The numbers

Median price

~$1.1M (Redfin, Feb 2026)

Market rent

all-bed ~$2,337/mo (Zumper)

Property tax (San Mateo County)

1.26% combined effective average (range 1.08–1.52% by tax-rate area; purchase resets the assessed basis to sale price)

Per-bed rent band

$1,000–1,400/mo per bed

ADU rent band

$2,200–2,800/mo

Whole-home rent band

$3,400–4,200/mo whole-home

Underwriting vacancy

4–5% underwriting vacancy

Appreciation scenarios

2.5 / 4.0 / 5.5 %/yr (conservative / base / upside)

DOM 18–21 days in this lower-price tier; AB 1482 only. Appreciation basis: BART access plus Midway Village; thin in-ZIP jobs cap the upside. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.

The house-hack angle

SFR plus an in-law or ADU one BART stop from SF; small mixed-use on the Mission St C-MU corridor. In-ZIP jobs are thin (Seton sits 1–1.5 miles out, plus Cow Palace and the Bayshore industrial belt): the anchor is SF itself.

What breaks it

• The weakest in-ZIP employment leg: SF adjacency carries the thesis
• Daly City BART surface-lot TOD is mid-2030s speculative
• San Bruno Mountain habitat rules constrain the Bayshore/Colma hillside edge, and the 1994 Colma Station Area Plan has low recent momentum