San Francisco guide · Tier A · Rank #17 of 27
House hacking in San Francisco (Parkside / West Portal fringe).
One delivered catalyst plus one newly confirmed: the completed $90M L-Taraval rehab, and the enacted Family Zoning Plan naming the Taraval corridor for 85 ft heights, with Stonestown demand next door.
Status check: Verified 2026-07-14: the enacted FZP names the Taraval Street corridor for height increases to 85 ft, enabling 6–8 story multifamily; the corridor WARN is resolved. Tier moved B→A on that basis.
What's actually happening in 94116
- Adopted; confirmed 2026-07-14
The enacted Family Zoning Plan explicitly names Taraval Street for height increases to 85 ft, enabling 6–8 story multifamily along the corridor. SF Planning Family Zoning Plan
- Delivered; priced in
L-Taraval Improvement rehab: $90M, completed 2024; delivered and already priced in. SFMTA
- Approved; adjacent
Stonestown redevelopment next door: up to 3,500 units on 27 acres of Galleria parking, final approval operative Sept 1, 2024; the demand benefit is adjacency (the project sits outside the ZIP). SF Planning Stonestown
The numbers
- Median price
- $1,610,500
- 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
The bulk of the stock is RH-1/RH-2. 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 94116
23 buildings in 94116 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 |
|---|---|---|
| 2726 40th Ave 2 units · $998,888 | −$353,020 S&P 500 | Underwritten — the index wins at our defaults |
| 3535 Wawona St, Unit 311 1 unit · $999,000 | −$777,738 S&P 500 | Underwritten — the index wins at our defaults |
| 2286 25th Ave 1 unit · $1,599,000 | −$1,298,530 S&P 500 | Underwritten — the index wins at our defaults |
| 1620 Pacheco St 2 units · $2,495,000 | −$1,633,254 S&P 500 | Underwritten — the index wins at our defaults |
| 2647 20th Ave 2 units · $2,190,000 | −$1,829,488 S&P 500 | Underwritten — the index wins at our defaults |
| 2410 45th Ave 1 unit · $995,000 | −$466,542 S&P 500 | Underwritten — the index wins at our defaults |
| 2740 38th Ave 2 units · $1,298,000 | −$540,169 S&P 500 | Underwritten — the index wins at our defaults |
| 3535 Wawona St, Unit 315 1 unit · $945,000 | −$659,807 S&P 500 | Underwritten — the index wins at our defaults |
| 2439 41st Ave 1 unit · $1,195,000 | −$728,791 S&P 500 | Underwritten — the index wins at our defaults |
| 1943 35th Ave 1 unit · $1,195,000 | −$728,791 S&P 500 | Underwritten — the index wins at our defaults |
| 2082 46th Ave 1 unit · $1,098,000 | −$734,839 S&P 500 | Underwritten — the index wins at our defaults |
| 2155 32nd Ave 1 unit · $1,399,000 | −$952,997 S&P 500 | Underwritten — the index wins at our defaults |
| 2318-2320 21st Ave 2 units · $1,999,999 | −$1,029,447 S&P 500 | Underwritten — the index wins at our defaults |
| 2427 43rd Ave 1 unit · $1,388,000 | −$1,040,602 S&P 500 | Underwritten — the index wins at our defaults |
| 634-636 Taraval St 2 units · $1,450,000 | −$1,068,045 S&P 500 | Underwritten — the index wins at our defaults |
| 2631 17th Ave 1 unit · $1,495,000 | −$1,071,996 S&P 500 | Underwritten — the index wins at our defaults |
| 2554 17th Ave 1 unit · $1,575,000 | −$1,171,161 S&P 500 | Underwritten — the index wins at our defaults |
| 2675 45th Ave 1 unit · $1,850,000 | −$1,368,707 S&P 500 | Underwritten — the index wins at our defaults |
| 2555 20th Ave 1 unit · $1,895,000 | −$1,567,824 S&P 500 | Underwritten — the index wins at our defaults |
| 2398 30th Ave 2 units · $2,200,000 | −$1,660,294 S&P 500 | Rejected — mixed-use (commercial financing) |
| 2366 20th Ave 1 unit · $2,295,000 | −$1,920,316 S&P 500 | Underwritten — the index wins at our defaults |
| 353 Rivera St 3 units · $2,500,000 | −$2,046,315 S&P 500 | Underwritten — the index wins at our defaults |
| 494-496 Pacheco St 2 units · $4,498,000 | −$4,685,595 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 94116, newest basis first.
The house-hack angle
RH-1/RH-2 Parkside stock with the newly confirmed 85 ft Taraval corridor as the upside lever; the Stonestown build-out next door thickens demand.
What breaks it
- Transit is delivered and priced in: the L-Taraval rehab no longer drives forward appreciation
- The bulk of the stock is RH-1/RH-2, and the confirmed upzone is corridor-specific (Taraval)
- No published Section 8 underwriting bands yet (promoted after the synthesis froze): underwrite from parcel-level comps