# House Hacking in Redwood City (94063): Rail, jobs, and small multi at Redwood City's low price · The Rent Hacker > Redwood City 94063 for house hackers: The best rail, downtown-jobs, and Meta-adjacency combination at Redwood City's most affordable price point, with capital Canonical: https://therenthacker.com/house-hacking/redwood-city-downtown-94063/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- [Peninsula guide](/house-hacking/peninsula/) · Tier S · Rank #1 of 28 # House hacking in Redwood City (Downtown / Friendly Acres / North Fair Oaks). The best rail, downtown-jobs, and Meta-adjacency combination at Redwood City's most affordable price point, with capital already in the ground. **Status check:** Verified 2026-07-16: Sequoia Station is still pre-construction and Middlefield Junction is nearing delivery (Building A takes first residents Aug 2026). The county's North Fair Oaks rezoning has broadened into a Phase 2B CMU expansion to close a ~964-home RHNA gap, with hearings March through July 2026. The consequential item is regulatory: the rent-control measure formally qualified for the Nov 3, 2026 ballot by unanimous council vote, capping increases at 60% of CPI (max 5%) and rolling rents back to Oct 2025 levels on roughly 20% of the housing stock. The jury held the ZIP at S. ## What's actually happening in 94063 - Under construction Middlefield Junction (North Fair Oaks): 179 apartments plus 20 permanent-supportive and 2 manager units, $155M (Mercy Housing CA), under construction since June 2023; the largest delivered affordable project in the unincorporated pocket. [County of San Mateo](https://www.smcgov.org/ceo/news/work-starts-new-affordable-housing-project-north-fair-oaks) - Mid-entitlement Sequoia Station redevelopment: 12-acre downtown TOD, 631 homes (254 affordable, 377 market), 8–12 stories, 170K sq ft retail, with about an acre dedicated to a four-track Caltrain station expansion (Lowe and Eden Housing). [Redwood City Pulse](https://www.rwcpulse.com/redwood-city-news/developers-submit-revised-plans-for-the-12-acre-sequoia-station-project-4540118) - EIR complete North Fair Oaks Rezoning and General Plan Amendment: County CMU/NMU upzoning (60, 50, and 40 ft areas, up to ~80 u/ac); Final EIR complete, Board hearing Oct 17, 2023. [County of San Mateo](https://www.smcgov.org/planning/north-fair-oaks-rezoning-and-general-plan-amendment-project-eir) - Adopted Downtown Precise Plan (adopted 2011, amended June 2023), the Peninsula's most built-out TOD downtown of the last decade, plus the in-ZIP county-seat office core (Box HQ, courthouse complex). Redwood City Downtown Precise Plan - Operational Caltrain electrified downtown station (33 minutes express to SF, 5 to Palo Alto) plus the US-101 Express Lanes. [Caltrain](https://www.caltrain.com/news/cost-caltrain-electrification-increases-project-track-2024) ## The numbers Median price ~$1.23M (Redfin) Market rent all-bed ~$3,355/mo (Zumper, Apr 2026) 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 $1,200–1,700/mo per bed ADU rent band $2,500–3,100/mo Whole-home rent band $4,000–4,800/mo whole-home Underwriting vacancy 4–5% underwriting vacancy Appreciation scenarios 3.0 / 4.5 / 6.0 %/yr (conservative / base / upside) Real small-multi inventory in Friendly Acres and North Fair Oaks; a rent-cap initiative qualified for the Nov 2026 ballot. Appreciation basis: Middlefield Junction under construction plus the DTPP; upside on Sequoia Station delivery. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. [Run your own scenario in the calculator](/calculator/). ## Buildings we underwrote in 94063 7 buildings in 94063 carry a record. 0 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on. Property At our defaults Status [3085 Williams Ave](/property/rh-v96ztr/3085-williams-ave/) 2 units · $1,200,000 −$424,957 S&P 500 Underwritten — the index wins at our defaults [349 Spring St](/property/rh-uhr41o/349-spring-st/) 3 units · $1,798,000 −$502,540 S&P 500 Underwritten — the index wins at our defaults [2916 Curtis Ave](/property/rh-6r441v/2916-curtis-ave/) 4 units · $2,030,000 −$508,466 S&P 500 Underwritten — the index wins at our defaults [341 Dumbarton Ave](/property/rh-ahaaan/341-dumbarton-ave/) 2 units · $1,599,800 −$751,434 S&P 500 Underwritten — the index wins at our defaults [1036 Dodge Dr](/property/rh-sslg09/1036-dodge-dr/) 2 units · $1,500,000 −$761,115 S&P 500 Underwritten — the index wins at our defaults [3448 Page St](/property/rh-jry1it/3448-page-st/) 2 units · $1,590,000 −$1,033,197 S&P 500 Underwritten — the index wins at our defaults [823 Cedar St](/property/rh-idu0op/823-cedar-st/) 2 units · $1,495,000 −$1,314,403 S&P 500 Underwritten — the index wins at our defaults The full [board](/board/) shows every region's current week; this table is every record we hold for 94063, newest basis first. ## The house-hack angle Small multi (duplex or triplex) in Friendly Acres or North Fair Oaks, or SFR plus ADU downtown. Split-jurisdiction diligence flag: confirm the parcel is incorporated Redwood City (DTPP plus city ADU and SB 9 rules) versus unincorporated North Fair Oaks (County CMU/NMU plus the County Housing Element's 120-to-150 u/ac upzoning) before underwriting density. ## What breaks it - A rent-cap measure (5%/yr; SFR, condo, and post-1995 exempt) is on the Nov 2026 ballot - Sequoia Station is entitlement-stage: discount it versus delivered capital - Parcel-jurisdiction error on density: city DTPP rules versus county CMU/NMU rules This page is the standing analysis. The weekly part, actual Redwood City-area listings that pass the math, lands on the Peninsula board every Thursday. [This week's Peninsula board](/board/sf-peninsula/) [This week's Peninsula board](/board/sf-peninsula/) · [Read past Peninsula issues](/issues/sf-peninsula/) · [Every pick, on the record](/track-record/) · [How a deal becomes a pick](/methodology/) Data synthesized 2026-07-05, catalysts re-verified 2026-07-16. Mortgage-rate basis: 6.43% (Freddie Mac PMMS, week of 2026-07-02). Sources are the public planning documents and market listings named above, fetched on the synthesis date. Nothing here is investment advice; every deal needs a bindable insurance quote and parcel-level verification.