# House Hacking in San Francisco (94122): Confirmed 40→85 ft upzoning beside the $4.3B UCSF build · The Rent Hacker > San Francisco 94122 for house hackers: The strongest parcel-confirmed Family Zoning Plan evidence in the metro, layered over the actively building $4.3B UCSF Canonical: https://therenthacker.com/house-hacking/sf-sunset-94122/ 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 #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](https://missionlocal.org/2026/02/sf-outer-sunset-church-sale/) - 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](https://chancellor.ucsf.edu/news/ucsf-health-helen-diller-hospital-groundbreaking) - 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](https://www.sfmta.com/projects/n-judah-muni-forward) ## 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](/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](/property/rh-bedx8e/445-lawton-st/) 4 units · $1,190,000 +$416,755 House-Hack Published pick #4 [1408 31st Ave, Apt 307](/property/rh-jjg9a9/1408-31st-ave-apt-307/) 1 unit · $945,000 −$398,085 S&P 500 Underwritten — the index wins at our defaults [1015-1017 Irving St](/property/rh-db9cww/1015-1017-irving-st/) 2 units · $1,650,000 −$501,678 S&P 500 Underwritten — the index wins at our defaults [1553 35th Ave](/property/rh-n0bu9x/1553-35th-ave/) 2 units · $1,495,000 −$632,071 S&P 500 Underwritten — the index wins at our defaults [2025-2027 Lincoln Way](/property/rh-0o1yf1/2025-2027-lincoln-way/) 2 units · $1,195,000 −$172,510 S&P 500 Underwritten — the index wins at our defaults [1226-1228 48th Ave](/property/rh-6tarks/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](/property/rh-aexfay/4116-4118-moraga-st/) 2 units · $1,295,000 −$409,630 S&P 500 Underwritten — the index wins at our defaults [1254 48th Ave](/property/rh-qpdmvy/1254-48th-ave/) 2 units · $2,150,000 −$433,027 S&P 500 Rejected — listing prose declares 6 units (5+ = commercial) [1887 29th Ave](/property/rh-6ix0zt/1887-29th-ave/) 1 unit · $1,099,000 −$512,784 S&P 500 Underwritten — the index wins at our defaults [1888 20th Ave](/property/rh-7k4fqn/1888-20th-ave/) 2 units · $1,050,000 −$579,574 S&P 500 Underwritten — the index wins at our defaults [1474 30th Ave](/property/rh-vgo2cp/1474-30th-ave/) 2 units · $1,498,000 −$680,035 S&P 500 Underwritten — the index wins at our defaults [1311 48th Ave](/property/rh-vozoex/1311-48th-ave/) 2 units · $1,900,000 −$857,858 S&P 500 Underwritten — the index wins at our defaults [2315 Lincoln Way](/property/rh-fopj4r/2315-lincoln-way/) 1 unit · $1,495,000 −$878,041 S&P 500 Underwritten — the index wins at our defaults [1618 Judah St](/property/rh-ocgvv4/1618-judah-st/) 2 units · $1,299,000 −$927,064 S&P 500 Underwritten — the index wins at our defaults [201 Moraga St](/property/rh-z3p8h2/201-moraga-st/) 2 units · $2,500,000 −$1,013,639 S&P 500 Rejected — listing prose declares 6 units (5+ = commercial) [1762 27th Ave](/property/rh-p39cgw/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](/property/rh-49lcur/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](/property/rh-d9za6h/1337-15th-ave/) 2 units · $2,195,000 −$1,356,742 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 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 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.