San Francisco guide · Tier A · Rank #4 of 27
House hacking in San Francisco (Mission / Bernal Heights).
Mature, capital-backed upzoning, the deepest 2–4-unit stock in the metro, and two in-ZIP BART stations: a durable, transit-first house-hack ZIP that doesn't depend on any single future project.
Status check: Verified 2026-07-14: the Family Zoning Plan explicitly excludes the Eastern Neighborhoods (already upzoned historically), so it changes nothing about this ZIP's existing zoning capacity.
What's actually happening in 94110
- Adopted 2009; controlling
Eastern Neighborhoods / Mission Area Plan (adopted Jan 2009): flexible height by street width, with density-limit and parking-minimum removal near the Mission, Valencia, and 24th St transit corridors. The mature, controlling upzoning. SF General Plan Mission Area Plan
- Approved; construction 2027–2030
Potrero Yard Modernization: an SFMTA bus-yard rebuild with up to ~100 affordable units at Bryant and Mariposa (straddling 94110/94103); Board approved March 2026, construction 2027–2030, opens 2030. The unit count has already been scoped down once. SFMTA Potrero Yard Modernization Project
- Operational
16th St and 24th St Mission BART: two in or adjacent stations at 5–10 minutes to the Financial District, plus the 14/14R Mission, one of the city's highest-frequency bus corridors. SF General Plan Mission Area Plan
The numbers
- Median price
- $1,225,000 (Redfin, May 2026)
- Market rent
- ~$3,700/mo median (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
- $1,500–2,100/mo per room
- ADU rent band
- $2,800–3,500/mo (ADU or in-law)
- Whole-home rent band
- $5,500–7,000/mo whole-home
- Underwriting vacancy
- 3.0% underwriting vacancy (structurally tight)
- Appreciation scenarios
- 3 / 5 / 6 %/yr (conservative / base / upside)
Vacancy is structurally tight at ~3%. Appreciation basis: Durable transit-first base; upside on Potrero Yard plus corridor infill. 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
The metro's richest supply of pre-1940 2–4-unit flats with separable in-law units. Mission and Bernal tenant demand is structurally deep (young professionals, artists, tech), so room-by-room and small-multi both work.
What breaks it
- Premium land basis for the unit count, against Prop 13-driven low-basis incumbent competition
- Strong rent-control exposure on older multi-unit stock: verify vacancy-decontrol status per building before modeling market rents
- Potrero Yard housing units are at risk (already scoped down once)