# House Hacking in San Francisco (94107): Mission Rock delivering next to separable Victorian flats · The Rent Hacker

> San Francisco 94107 for house hackers: A converging stack of waterfront redevelopment, rail, and UCSF adjacency with capital demonstrably flowing at Mission R

Canonical: https://therenthacker.com/house-hacking/sf-potrero-dogpatch-94107/
Source: The Rent Hacker (https://therenthacker.com/). License: RSL, attribution required — https://therenthacker.com/license.xml

---

[San Francisco guide](/house-hacking/san-francisco/) · Tier S · Rank #2 of 27

# House hacking in San Francisco (Potrero Hill / Dogpatch / Pier 70).

A converging stack of waterfront redevelopment, rail, and UCSF adjacency with capital demonstrably flowing at Mission Rock, even though the office and lab component has stalled. House-hackable Victorian and Edwardian stock in Dogpatch and Potrero Hill lets a buyer ride the residential build-out.

**Status check:** Verified 2026-07-14: Mission Rock Phase One is largely complete and operational, with the tower delivered.

## What's actually happening in 94107

-   Under construction
    
    Mission Rock: 28 acres, ~1,200 units (40% affordable), 2.7–2.8M gsf; the first building, The Canyon (283 units), is delivered and occupied; substantial completion targeted 2026. The anchor proving capital is flowing. [SF Port Mission Rock](https://www.sfport.com/projects-programs/mission-rock)
    
-   Early phase; long horizon
    
    Potrero Power Station: 29 acres, ~2,601 units (30% BMR), 1.8M gsf commercial; Development Agreement effective May 2020, Phase 1 approved Oct 2020, a 30-year phased build. [SF Planning Potrero Power Station](https://sfplanning.org/potrero-power-station)
    
-   Partially delivered; office stalled
    
    Pier 70: 69 acres; the Building 12 market hall is delivered and Elevation Sky Park (~165k sqft) targeted early 2026; office and lab vertical buildout largely stalled after Google's anchor pullout, so model the residential pipeline rather than the office one. [SF Planning Pier 70](https://sfplanning.org/project/pier-70)
    
-   Operational
    
    22nd Street Caltrain plus the T-Third: dual rail access to the Peninsula and to SoMa, Downtown, and Bayview; UCSF Mission Bay at roughly 0.5–1.5 miles is the dominant Dogpatch tenant engine. [Caltrain](https://www.caltrain.com/station/22ndstreet)
    

## The numbers

Median price

~$969K–1.14M (ATTOM Apr-2025 vintage; the index applies +10–18% for mid-2026)

Market rent

~$4,500/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

$1,500–2,000/mo per room

ADU rent band

$2,800–3,600/mo (ADU or basement)

Whole-home rent band

$5,500–7,000/mo whole-home

Underwriting vacancy

3.0–3.5% underwriting vacancy (UCSF Mission Bay demand)

Appreciation scenarios

3 / 5 / 7 %/yr (conservative / base / upside)

Strong rent base relative to a sub-$1.15M entry. Appreciation basis: Base on Mission Rock delivering; upside if Pier 70 and Potrero Power residential accelerate. 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 94107

25 buildings in 94107 carry a record. 3 beat renting and index funds, 2 rejected; the rest did not. Every row links to its own page, with the numbers it was scored on.

Property

At our defaults

Status

[200 Brannan St, Apt 126](/property/rh-j1mvgn/200-brannan-st-apt-126/) 1 unit · $475,381

+$690,500 House-Hack

Rejected — BMR deed restriction (no appreciation, room-rental barred)

[855 Folsom St, Apt 742](/property/rh-htcck6/855-folsom-st-apt-742/) 1 unit · $381,000

+$305,904 House-Hack

Rejected — BMR deed restriction (no appreciation, room-rental barred)

[888 7th St, Unit 355](/property/rh-gymesi/888-7th-st-unit-355/) 1 unit · $529,114

+$258,495 House-Hack

Underwritten — beats renting and index funds, below the publish cut

[988 Harrison St, Unit HJ6](/property/rh-lzw12j/988-harrison-st-unit-hj6/) 1 unit · $799,000

−$227,577 S&P 500

Underwritten — the index wins at our defaults

[988 Harrison St, Unit HJ9](/property/rh-5qrcxb/988-harrison-st-unit-hj9/) 1 unit · $869,000

−$227,577 S&P 500

Underwritten — the index wins at our defaults

[988 Harrison St, Unit HJ8](/property/rh-msb5un/988-harrison-st-unit-hj8/) 1 unit · $949,000

−$227,577 S&P 500

Underwritten — the index wins at our defaults

[631 Folsom St, Apt 15E](/property/rh-5s40ty/631-folsom-st-apt-15e/) 1 unit · $950,000

−$367,635 S&P 500

Underwritten — the index wins at our defaults

[2212 23rd St](/property/rh-gur6cz/2212-23rd-st/) 1 unit · $1,075,000

−$368,913 S&P 500

Underwritten — the index wins at our defaults

[603 Carolina St](/property/rh-yituvp/603-carolina-st/) 1 unit · $995,000

−$448,635 S&P 500

Underwritten — the index wins at our defaults

[2109 22nd St](/property/rh-p332ur/2109-22nd-st/) 2 units · $850,000

−$198,096 S&P 500

Underwritten — the index wins at our defaults

[1121 Kansas St](/property/rh-hmcgcg/1121-kansas-st/) 1 unit · $1,250,000

−$296,220 S&P 500

Underwritten — the index wins at our defaults

[2119 22nd St](/property/rh-l7r3w0/2119-22nd-st/) 2 units · $1,350,000

−$300,162 S&P 500

Underwritten — the index wins at our defaults

[1123 Kansas St](/property/rh-x2lbz8/1123-kansas-st/) 1 unit · $1,375,000

−$404,215 S&P 500

Underwritten — the index wins at our defaults

[1075-1079 Texas St](/property/rh-h8tqyk/1075-1079-texas-st/) 3 units · $1,960,000

−$447,446 S&P 500

Underwritten — the index wins at our defaults

[999 16th St, Apt 7](/property/rh-0jnlum/999-16th-st-apt-7/) 1 unit · $1,298,000

−$559,272 S&P 500

Underwritten — the index wins at our defaults

[170 King St, Unit 1027](/property/rh-05shif/170-king-st-unit-1027/) 1 unit · $1,250,000

−$587,373 S&P 500

Underwritten — the index wins at our defaults

[2144 22nd St](/property/rh-tyd0n3/2144-22nd-st/) 1 unit · $1,895,000

−$683,180 S&P 500

Underwritten — the index wins at our defaults

[300 3rd St, Apt 1101](/property/rh-j6mgac/300-3rd-st-apt-1101/) 1 unit · $1,498,500

−$932,700 S&P 500

Underwritten — the index wins at our defaults

[1 S Park St, Apt 411](/property/rh-46nes4/1-s-park-st-apt-411/) 1 unit · $2,200,000

−$1,279,205 S&P 500

Underwritten — the index wins at our defaults

[555 2nd St](/property/rh-4ihvh1/555-2nd-st/) 2 units · $3,995,000

−$1,541,929 S&P 500

Underwritten — the index wins at our defaults

[219 Brannan St, Unit 16K](/property/rh-q68eaj/219-brannan-st-unit-16k/) 1 unit · $1,980,000

−$1,618,898 S&P 500

Underwritten — the index wins at our defaults

[650 Delancey St, Apt 203](/property/rh-esw8dt/650-delancey-st-apt-203/) 1 unit · $2,175,000

−$1,656,130 S&P 500

Underwritten — the index wins at our defaults

[239 Brannan St, Unit 14A](/property/rh-7jckkj/239-brannan-st-unit-14a/) 1 unit · $2,395,000

−$1,706,490 S&P 500

Underwritten — the index wins at our defaults

[2368 3rd St](/property/rh-41cah3/2368-3rd-st/) 2 units · $2,995,000

−$2,102,608 S&P 500

Underwritten — the index wins at our defaults

[954 De Haro St](/property/rh-bx69jz/954-de-haro-st/) 2 units · $2,500,000

−$2,179,295 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 94107, newest basis first.

## The house-hack angle

Dogpatch and Potrero Hill carry separable pre-1940 flats and cottages (2–4 units with in-law and basement potential). Eastern Neighborhoods zoning preserves the Potrero core as residential while Third St and Dogpatch frontage takes the corridor upzoning. Tenant pool: UCSF Mission Bay staff and trainees plus SoMa tech.

## What breaks it

-   The Dogpatch Landmark District constrains ADU and conversion work on contributing buildings
-   Pier 70 and Potrero Power office jobs are stalled: don't credit the adjacent office-job pipeline
-   Potrero Power is a 30-year phased build with delay risk; verify the UCSF Mission Bay distance at underwriting

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.