San Francisco guide · Tier A · Rank #13 of 27
House hacking in San Francisco (Glen Park / Diamond Heights / Twin Peaks).
One strong, newly confirmed catalyst: the Family Zoning Plan rezones two lots immediately adjacent to Glen Park BART to 140 ft, with surrounding blocks at 6–8 stories, while most of the ZIP stays RH-1 outside that overlay.
Status check: Verified 2026-07-14: the Family Zoning Plan, signed into law Dec 12, 2025 and effective Jan 12, 2026, confirms two lots immediately adjacent to Glen Park BART at 140 ft with surrounding blocks at 6–8 stories. That resolves the metro doc's core uncertainty; no capital has landed yet (entitlement only). Tier moved B→A on that basis.
What's actually happening in 94131
- Adopted; confirmed 2026-07-14
Family Zoning Plan upzone at Glen Park BART: signed into law Dec 12, 2025 and effective Jan 12, 2026; two lots immediately adjacent to the station are confirmed at 140 ft (~14 stories), with surrounding blocks rezoned to 6–8 stories. SF Planning Family Zoning Plan
- Operational; priced in
Glen Park BART: ~9,000 daily riders (the ridership figure rests on secondary sources; BART.gov returned 403 at synthesis); confirmed but long-standing and priced in. BART (secondary-sourced)
- Adopted 2012; priced in
Glen Park Community Plan (Ordinance 0037-12, 2012): adopted but old, and already priced in. City of San Francisco Ordinance 0037-12
The numbers
- Median price
- $1,627,000
- Market rent
- No published rent anchor (B-tier at the 2026-07-06 synthesis)
- Property tax (San Francisco County)
- 1.183% combined effective (SF Treasurer FY2025-26, consolidated city and county); new buyers pay about 1.183% of purchase price in year one, then assessed value rises at the 2%/yr Prop 13 cap until resale
- Per-bed rent band
- No published band (B-tier at the 2026-07-06 synthesis)
- ADU rent band
- No published band
- Whole-home rent band
- No published band
- Underwriting vacancy
- No published band
- Appreciation scenarios
- No published band
Most of the ZIP is RH-1 outside the FZP mid-rise overlay. Appreciation basis: Promoted B→A at the 2026-07-14 re-verification, after Section 8 froze; underwriting bands publish at the next full synthesis. Rent bands are city-level medians; confirm the specific parcel before trusting any of them. Run your own scenario in the calculator.
Buildings we underwrote in 94131
21 buildings in 94131 carry a record. 0 beat renting and index funds, 1 rejected; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 27 Sussex St 1 unit · $995,000 | −$480,876 S&P 500 | Underwritten — the index wins at our defaults |
| Cesar Chavez St 2 units · $1,795,000 | −$732,027 S&P 500 | Underwritten — the index wins at our defaults |
| 915 Burnett Ave 2 units · $2,400,000 | −$1,078,196 S&P 500 | Underwritten — the index wins at our defaults |
| 1539 Diamond St 1 unit · $2,195,000 | −$1,868,028 S&P 500 | Underwritten — the index wins at our defaults |
| 179 Brompton Ave 1 unit · $2,285,000 | −$1,950,922 S&P 500 | Underwritten — the index wins at our defaults |
| 421 Burnett Ave 2 units · $5,000,000 | −$4,635,203 S&P 500 | Underwritten — the index wins at our defaults |
| 3121-3125 Castro St 2 units · $1,710,000 | −$389,917 S&P 500 | Rejected — mixed-use (commercial financing) |
| 375 Day St 2 units · $1,295,000 | −$444,250 S&P 500 | Underwritten — the index wins at our defaults |
| 320 Monterey Blvd 2 units · $1,395,000 | −$589,164 S&P 500 | Underwritten — the index wins at our defaults |
| 346-348 Chenery St 2 units · $1,795,000 | −$616,031 S&P 500 | Underwritten — the index wins at our defaults |
| 477 Burnett Ave 2 units · $1,998,000 | −$769,893 S&P 500 | Underwritten — the index wins at our defaults |
| 38-38 1/2 Whitney St 2 units · $1,750,000 | −$821,220 S&P 500 | Underwritten — the index wins at our defaults |
| 251 29th St 2 units · $1,995,000 | −$1,116,587 S&P 500 | Underwritten — the index wins at our defaults |
| 481 27th St 1 unit · $1,898,000 | −$1,464,041 S&P 500 | Underwritten — the index wins at our defaults |
| 333-335 Crestmont Dr 2 units · $2,495,000 | −$1,728,247 S&P 500 | Underwritten — the index wins at our defaults |
| 80 Melrose Ave 2 units · $2,499,000 | −$2,018,589 S&P 500 | Underwritten — the index wins at our defaults |
| 39-41 Chenery St 2 units · $2,495,000 | −$2,141,789 S&P 500 | Underwritten — the index wins at our defaults |
| 553 Laidley St 1 unit · $2,699,950 | −$2,422,284 S&P 500 | Underwritten — the index wins at our defaults |
| 164-168 28th St 2 units · $2,999,000 | −$2,508,857 S&P 500 | Underwritten — the index wins at our defaults |
| 24-26A Fairmount St 2 units · $3,998,000 | −$3,424,073 S&P 500 | Underwritten — the index wins at our defaults |
| 322 Duncan St 2 units · $5,500,000 | −$5,910,957 S&P 500 | Underwritten — the index wins at our defaults |
The full board shows every region's current week; this table is every record we hold for 94131, newest basis first.
The house-hack angle
A corridor play: value concentrates on the two confirmed 140 ft BART-adjacent lots and the 6–8 story blocks around them, while the rest of the ZIP stays RH-1 single-family.
What breaks it
- The upzone is enacted but entitlement-only: no capital has landed yet
- Most of the ZIP is RH-1 outside the FZP mid-rise overlay
- No published Section 8 underwriting bands yet (promoted after the synthesis froze): underwrite from parcel-level comps