San Francisco guide · Tier A · Rank #6 of 27
House hacking in San Francisco (Inner/Outer Sunset / Golden Gate Heights).
The strongest parcel-confirmed Family Zoning Plan evidence in the metro, layered over the actively building $4.3B UCSF Parnassus anchor and an N-Judah reliability upgrade.
Status check: Verified 2026-07-14: the FZP 40→85 ft rezoning is signed into law citywide, confirming the parcel-level claim.
What's actually happening in 94122
- Adopted; parcel-confirmed
The Family Zoning Plan is parcel-confirmed here: 4114 Judah St (at 46th Ave) moved from a 40 ft to an 85 ft height limit (8 stories) on an 8,250 sqft lot, and the former Grace church there sold in Jan 2026 (~$3.5M) for redevelopment. Direct proof the FZP reaches deep into the Outer Sunset. Mission Local
- Under construction
UCSF Parnassus $4.3B expansion, adjacent at the Inner Sunset edge: the Helen Diller hospital (15 stories, beds 499→682) opens 2030 and the Bakar research building 2028, adding 1,400 permanent jobs. UCSF Office of the Chancellor
- Funded; construction 2029–2031
N-Judah Transit & Safety Project: a Prop K-funded reliability and capacity upgrade (stop consolidation, accessible boarding); construction 2029–2031, completion 2031. SFMTA N-Judah Transit & Safety Project
The numbers
- Median price
- $1,399,000 (Redfin, May 2026)
- Market rent
- ~$2,750/mo 1-bed (RentCafe)
- 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
- $1,300–1,850/mo per room (Inner Sunset premium for UCSF)
- ADU rent band
- $2,600–3,300/mo (ADU or garage conversion)
- Whole-home rent band
- $5,000–6,500/mo whole-home
- Underwriting vacancy
- 3.0–3.5% underwriting vacancy (Inner Sunset), 4.0% (Outer)
- Appreciation scenarios
- 3 / 5 / 7 %/yr (conservative / base / upside)
The Outer Sunset trades commute time for affordability and beach proximity. Appreciation basis: The confirmed 40→85 ft corridor plus the UCSF anchor carry the base case. 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 94122
18 buildings in 94122 carry a record. 1 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 |
|---|---|---|
| 445 Lawton St 4 units · $1,190,000 | +$416,755 House-Hack | Published pick #4 |
| 1408 31st Ave, Apt 307 1 unit · $945,000 | −$398,085 S&P 500 | Underwritten — the index wins at our defaults |
| 1015-1017 Irving St 2 units · $1,650,000 | −$501,678 S&P 500 | Underwritten — the index wins at our defaults |
| 1553 35th Ave 2 units · $1,495,000 | −$632,071 S&P 500 | Underwritten — the index wins at our defaults |
| 2025-2027 Lincoln Way 2 units · $1,195,000 | −$172,510 S&P 500 | Underwritten — the index wins at our defaults |
| 1226-1228 48th Ave 2 units · $1,299,000 | −$359,482 S&P 500 | Underwritten — the index wins at our defaults |
| 4116-4118 Moraga St 2 units · $1,295,000 | −$409,630 S&P 500 | Underwritten — the index wins at our defaults |
| 1254 48th Ave 2 units · $2,150,000 | −$433,027 S&P 500 | Rejected — listing prose declares 6 units (5+ = commercial) |
| 1887 29th Ave 1 unit · $1,099,000 | −$512,784 S&P 500 | Underwritten — the index wins at our defaults |
| 1888 20th Ave 2 units · $1,050,000 | −$579,574 S&P 500 | Underwritten — the index wins at our defaults |
| 1474 30th Ave 2 units · $1,498,000 | −$680,035 S&P 500 | Underwritten — the index wins at our defaults |
| 1311 48th Ave 2 units · $1,900,000 | −$857,858 S&P 500 | Underwritten — the index wins at our defaults |
| 2315 Lincoln Way 1 unit · $1,495,000 | −$878,041 S&P 500 | Underwritten — the index wins at our defaults |
| 1618 Judah St 2 units · $1,299,000 | −$927,064 S&P 500 | Underwritten — the index wins at our defaults |
| 201 Moraga St 2 units · $2,500,000 | −$1,013,639 S&P 500 | Rejected — listing prose declares 6 units (5+ = commercial) |
| 1762 27th Ave 2 units · $1,895,000 | −$1,146,804 S&P 500 | Underwritten — the index wins at our defaults |
| 1423-1425 47th Ave 2 units · $1,925,000 | −$1,291,079 S&P 500 | Underwritten — the index wins at our defaults |
| 1337 15th Ave 2 units · $2,195,000 | −$1,356,742 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 94122, newest basis first.
The house-hack angle
Sunset tunnel-entrance houses over garages are ideal in-law and ADU conversions, and the confirmed 40→85 ft NCD uplift plus the fourplex exception makes selected corridor lots developable. Tenants: UCSF staff and trainees on the Inner side, SFSU-affiliated and early-career whole-home renters on the Outer.
What breaks it
- The Outer Sunset downtown commute runs 30–35 minutes, and the N-Judah upgrade lands in 2031
- FZP height applies to corridor NCD lots rather than interior RH blocks: confirm parcel eligibility before crediting the upzone
- Sand and settlement checks apply on Golden Gate Heights stock