# House Hacking in San Francisco (94131): A confirmed 140 ft upzone at Glen Park BART · The Rent Hacker > San Francisco 94131 for house hackers: One strong, newly confirmed catalyst: the Family Zoning Plan rezones two lots immediately adjacent to Glen Park BART to Canonical: https://therenthacker.com/house-hacking/sf-glen-park-94131/ Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml --- [San Francisco guide](/house-hacking/san-francisco/) · 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](https://sfplanning.org/sf-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](/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](/property/rh-off6sh/27-sussex-st/) 1 unit · $995,000 −$480,876 S&P 500 Underwritten — the index wins at our defaults [Cesar Chavez St](/property/rh-jtw95r/cesar-chavez-st/) 2 units · $1,795,000 −$732,027 S&P 500 Underwritten — the index wins at our defaults [915 Burnett Ave](/property/rh-lylihb/915-burnett-ave/) 2 units · $2,400,000 −$1,078,196 S&P 500 Underwritten — the index wins at our defaults [1539 Diamond St](/property/rh-fscxt3/1539-diamond-st/) 1 unit · $2,195,000 −$1,868,028 S&P 500 Underwritten — the index wins at our defaults [179 Brompton Ave](/property/rh-k38kfv/179-brompton-ave/) 1 unit · $2,285,000 −$1,950,922 S&P 500 Underwritten — the index wins at our defaults [421 Burnett Ave](/property/rh-mtuwdm/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](/property/rh-rzbj3t/3121-3125-castro-st/) 2 units · $1,710,000 −$389,917 S&P 500 Rejected — mixed-use (commercial financing) [375 Day St](/property/rh-iw07zi/375-day-st/) 2 units · $1,295,000 −$444,250 S&P 500 Underwritten — the index wins at our defaults [320 Monterey Blvd](/property/rh-01fjd7/320-monterey-blvd/) 2 units · $1,395,000 −$589,164 S&P 500 Underwritten — the index wins at our defaults [346-348 Chenery St](/property/rh-by4787/346-348-chenery-st/) 2 units · $1,795,000 −$616,031 S&P 500 Underwritten — the index wins at our defaults [477 Burnett Ave](/property/rh-op0l3z/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](/property/rh-neklm1/38-38-1-2-whitney-st/) 2 units · $1,750,000 −$821,220 S&P 500 Underwritten — the index wins at our defaults [251 29th St](/property/rh-z35w8e/251-29th-st/) 2 units · $1,995,000 −$1,116,587 S&P 500 Underwritten — the index wins at our defaults [481 27th St](/property/rh-dj1c82/481-27th-st/) 1 unit · $1,898,000 −$1,464,041 S&P 500 Underwritten — the index wins at our defaults [333-335 Crestmont Dr](/property/rh-kem7un/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](/property/rh-nn264n/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](/property/rh-o0oewl/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](/property/rh-0z7wil/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](/property/rh-wh96ir/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](/property/rh-wm2ad3/24-26a-fairmount-st/) 2 units · $3,998,000 −$3,424,073 S&P 500 Underwritten — the index wins at our defaults [322 Duncan St](/property/rh-483bws/322-duncan-st/) 2 units · $5,500,000 −$5,910,957 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 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 This page is the standing analysis. The weekly part, actual San Francisco-area listings that pass the math, lands on the San Francisco board every Tuesday. [This week's San Francisco board](/board/sf-proper/) Have a specific address? [Look up any San Francisco building](/lookup/) — free parcel facts, and Underwrite an address — $79 for the full one. Want this analysis for a specific building? Any San Francisco address, underwritten the same way: cautious rents, the registry, the S&P line. [Look up any San Francisco address →](/lookup/) A full report for an address you pick: Underwrite an address — $79, delivered within one business day. [This week's San Francisco board](/board/sf-proper/) · [Read past San Francisco issues](/issues/sf-proper/) · [Every pick, on the record](/track-record/) · [How a deal becomes a pick](/methodology/) Data synthesized 2026-07-06, catalysts re-verified 2026-07-14. Mortgage-rate basis: 6.43% (Freddie Mac PMMS, a seven-week low; 6.67% a year ago). 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.