# House Hacking in San Francisco (94117): Walk-to-UCSF Victorians beside an active $4.3B build · The Rent Hacker > San Francisco 94117 for house hackers: A pure demand-anchor play: the actively building $4.3B UCSF Parnassus campus borders the ZIP, and separable Victorian s Canonical: https://therenthacker.com/house-hacking/sf-haight-cole-valley-94117/ 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 #8 of 27 # House hacking in San Francisco (Haight-Ashbury / Cole Valley / Ashbury Heights). A pure demand-anchor play: the actively building $4.3B UCSF Parnassus campus borders the ZIP, and separable Victorian stock lets a buyer capture UCSF staff and trainee rents at a walk-to-work location. **Status check:** Verified 2026-07-14: the UCSF Parnassus expansion has moved to vertical construction, on track for the 2030 hospital opening. ## What's actually happening in 94117 - Under construction UCSF Parnassus $4.3B expansion: under construction (tower cranes since March 2025), adding 1,400 permanent jobs by 2030; the campus edge borders Cole Valley and Ashbury Heights. The dominant, capital-flowing anchor. [SF Planning UCSF Parnassus MOU](https://sfplanning.org/project/ucsf-parnassus-campus-plan-memorandum-understanding) - Draft-stage; WARN FZP corridor upzoning on Haight St and Carl St: named as rezoning targets in the Jan 2024 draft (Concept 2 put 8 stories on Carl St), but the final adopted envelope for these corridors is unconfirmed. [SF Planning Family Zoning Plan](https://sfplanning.org/sf-family-zoning-plan) - Completed Haight-Ashbury's neighborhood streetscape plan (completed ~2015): public-space investment that supports desirability without adding a supply pipeline. [SF Planning Haight Ashbury Public Realm Plan](https://sfplanning.org/haight-ashbury-public-realm-plan) ## The numbers Median price ~$1,465,000 (Zillow ZHVI, spring 2026) Market rent ~$4,300/mo proxy (Zumper) 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 $1,600–2,200/mo per room (premium UCSF and grad-student tier) ADU rent band $2,900–3,700/mo (ADU or garden unit) Whole-home rent band $6,000–8,000/mo whole-home Underwriting vacancy 3.0% underwriting vacancy Appreciation scenarios 3 / 4–5 / 6 %/yr (conservative / base / upside) A core seller's market: sale prices run ~25% over asking. Appreciation basis: The UCSF anchor carries the base; upside only if the Haight/Carl FZP corridor confirms (currently draft-stage). 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 94117 23 buildings in 94117 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 [1460 Waller St](/property/rh-j2ptz9/1460-waller-st/) 1 unit · $2,195,000 −$1,432,342 S&P 500 Underwritten — the index wins at our defaults [369 Frederick St](/property/rh-ncmk0v/369-frederick-st/) 2 units · $3,995,000 −$2,789,040 S&P 500 Underwritten — the index wins at our defaults [1460-1462 Waller St](/property/rh-jdskgx/1460-1462-waller-st/) 2 units · $4,200,000 −$2,805,885 S&P 500 Underwritten — the index wins at our defaults [1150 Haight St](/property/rh-xb3rgs/1150-haight-st/) 2 units · $5,500,000 −$3,963,678 S&P 500 Underwritten — the index wins at our defaults [1150-1150A Haight St](/property/rh-qadxxz/1150-1150a-haight-st/) 2 units · $5,500,000 −$4,089,845 S&P 500 Underwritten — the index wins at our defaults [66 Buena Vista Ter](/property/rh-he7kje/66-buena-vista-ter/) 1 unit · $1,295,000 −$517,511 S&P 500 Underwritten — the index wins at our defaults [1623 Hayes St](/property/rh-ub26rh/1623-hayes-st/) 1 unit · $1,295,000 −$620,823 S&P 500 Underwritten — the index wins at our defaults [971-975 Clayton St](/property/rh-fe0one/971-975-clayton-st/) 3 units · $1,850,000 −$673,386 S&P 500 Underwritten — the index wins at our defaults [630 Haight St](/property/rh-bvsrwd/630-haight-st/) 3 units · $2,675,000 −$777,281 S&P 500 Underwritten — the index wins at our defaults [789 W Buena Vista Ave, Unit 202](/property/rh-cjihnm/789-w-buena-vista-ave-unit-202/) 1 unit · $1,275,000 −$807,252 S&P 500 Underwritten — the index wins at our defaults [1462 Waller St](/property/rh-q1v40o/1462-waller-st/) 2 units · $2,195,000 −$974,503 S&P 500 Underwritten — the index wins at our defaults [137 Divisadero St](/property/rh-o9xtee/137-divisadero-st/) 1 unit · $1,799,999 −$1,115,188 S&P 500 Underwritten — the index wins at our defaults [1206 Fulton St](/property/rh-q2x3io/1206-fulton-st/) 3 units · $2,500,000 −$1,338,999 S&P 500 Underwritten — the index wins at our defaults [268-272 Frederick St](/property/rh-xzp97t/268-272-frederick-st/) 2 units · $2,400,000 −$1,474,915 S&P 500 Underwritten — the index wins at our defaults [1670 Hayes St](/property/rh-n0nofk/1670-hayes-st/) 2 units · $3,000,000 −$1,480,657 S&P 500 Rejected — listing prose declares 8 units (5+ = commercial) [764 Clayton St](/property/rh-hf1eq0/764-clayton-st/) 1 unit · $2,695,000 −$1,598,593 S&P 500 Underwritten — the index wins at our defaults [53-57 Divisadero St](/property/rh-zfssvy/53-57-divisadero-st/) 2 units · $2,995,000 −$1,707,819 S&P 500 Underwritten — the index wins at our defaults [124-126 Parnassus Ave](/property/rh-quc63q/124-126-parnassus-ave/) 2 units · $2,795,000 −$1,796,628 S&P 500 Underwritten — the index wins at our defaults [21-25 Belvedere St](/property/rh-s2yvxn/21-25-belvedere-st/) 2 units · $2,999,999 −$1,801,588 S&P 500 Underwritten — the index wins at our defaults [21 Belvedere St](/property/rh-0yu0m9/21-belvedere-st/) 2 units · $2,999,999 −$1,801,588 S&P 500 Underwritten — the index wins at our defaults [845 Fulton St](/property/rh-t9h4cw/845-fulton-st/) 3 units · $2,500,000 −$2,025,481 S&P 500 Underwritten — the index wins at our defaults [325-329 Webster St](/property/rh-r3h57i/325-329-webster-st/) 2 units · $3,495,000 −$2,461,406 S&P 500 Underwritten — the index wins at our defaults [127-129 Scott St](/property/rh-l9rlcm/127-129-scott-st/) 2 units · $4,795,000 −$4,746,975 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 94117, newest basis first. ## The house-hack angle Grand Victorian and Edwardian flats subdivide cleanly into 2–4 separable units with in-law and garden apartments, and a premium UCSF-medical and grad-student tenant pool pays for walk-to-Parnassus. The N-Judah at Cole and Carl adds downtown access. ## What breaks it - Premium basis in a core seller's market; a tech-hiring pause would hit UCSF-anchored rents hardest (stress rents down 10–15%) - FZP corridor reach is draft-stage only (WARN): do not underwrite the upzone as delivered - Historic contributing buildings constrain some conversions; the UCSF anchor is adjacency rather than in-ZIP jobs (verify distances before crediting it) 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.