San Francisco guide · Tier A · Rank #5 of 27
House hacking in San Francisco (Visitacion Valley / Portola / Sunnydale).
The lowest price band citywide with one HOPE SF project delivering now and a second large master plan entitled: a value-plus-delivering-catalyst combination, tempered by one long-stalled site.
Status check: Verified 2026-07-14: Sunnydale construction is continuing (Amani completed 2025; Cielo and Luca underway, completion 2027).
What's actually happening in 94134
- Delivering
Sunnydale HOPE SF: ~1,770 units (775 replacement affordable, ~200 additional affordable, ~694 market); approved Jan 2017, phased, and delivering now (~392 complete plus ~170 under construction; counts WARN); T-Third adjacent. SF Planning Sunnydale HOPE SF
- Entitled; stalled
Schlage Lock / Baylands North: ~1,674–1,679 units entitled July 2014 on a 15-year horizon, with zero vertical construction as of Oct 2025 (~$11M spent on the Schlage HQ reno, $35M on site cleanup). Model it as a 2029+ bet with real delay risk. SF Planning Visitacion Valley / Schlage Lock Plan
- Operational; upgrades in 2026
T-Third Sunnydale terminus: direct (if long) single-line rail to Downtown and Chinatown, with 2026 signal-priority improvements. SFMTA T-Third Improvements
The numbers
- Median price
- ~$898K April-2026 list median (Redfin/Movoto)
- Market rent
- ~$2,900/mo affordable tier
- 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
- $1,050–1,550/mo per room
- ADU rent band
- $2,200–2,800/mo (ADU or in-law)
- Whole-home rent band
- $4,000–5,200/mo whole-home
- Underwriting vacancy
- 4.0–4.5% underwriting vacancy
- Appreciation scenarios
- 2 / 4 / 6 %/yr (conservative / base / upside)
Lowest list median in the city; the delivering Sunnydale build thickens local demand. Appreciation basis: Conservative if Schlage stays stalled; base if Sunnydale keeps delivering; upside if Baylands breaks ground after 2029. 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 94134
20 buildings in 94134 carry a record. 0 beat renting and index funds; the rest did not. Every row links to its own page, with the numbers it was scored on.
| Property | At our defaults | Status |
|---|---|---|
| 750 Sweeny St 2 units · $849,000 | −$116,859 S&P 500 | Underwritten — the index wins at our defaults |
| 58 Karen Ct 2 units · $925,000 | −$215,709 S&P 500 | Underwritten — the index wins at our defaults |
| 1243 Sunnydale Ave 1 unit · $765,000 | −$259,297 S&P 500 | Underwritten — the index wins at our defaults |
| 301 Crescent Ct, Apt 3214 1 unit · $549,999 | −$262,803 S&P 500 | Underwritten — the index wins at our defaults |
| 1 Mccarthy Ave 1 unit · $850,000 | −$330,659 S&P 500 | Underwritten — the index wins at our defaults |
| 1 Crescent Way, Apt 1311 1 unit · $710,000 | −$436,805 S&P 500 | Underwritten — the index wins at our defaults |
| 810 Red Leaf Ct 1 unit · $779,000 | −$452,391 S&P 500 | Underwritten — the index wins at our defaults |
| 177 Tucker Ave 2 units · $1,100,000 | −$463,615 S&P 500 | Underwritten — the index wins at our defaults |
| 420 Harkness Ave 2 units · $908,900 | −$411,017 S&P 500 | Underwritten — the index wins at our defaults |
| 28 Megan Dr, Unit 1 1 unit · $849,000 | −$487,634 S&P 500 | Underwritten — the index wins at our defaults |
| 703 Dartmouth St 1 unit · $998,000 | −$521,799 S&P 500 | Underwritten — the index wins at our defaults |
| 753 Burrows St, Unit 14 1 unit · $798,000 | −$531,009 S&P 500 | Underwritten — the index wins at our defaults |
| 1179 Burrows St 2 units · $1,249,000 | −$628,600 S&P 500 | Underwritten — the index wins at our defaults |
| 416 Peninsula Ave 1 unit · $998,000 | −$665,135 S&P 500 | Underwritten — the index wins at our defaults |
| 263 Hale St 1 unit · $1,198,000 | −$781,930 S&P 500 | Underwritten — the index wins at our defaults |
| 224-224A Dwight St 2 units · $1,400,000 | −$824,971 S&P 500 | Underwritten — the index wins at our defaults |
| 150 Cambridge St 1 unit · $1,165,000 | −$831,726 S&P 500 | Underwritten — the index wins at our defaults |
| 58 Bishop St 1 unit · $1,250,000 | −$884,947 S&P 500 | Underwritten — the index wins at our defaults |
| 1328 Visitacion Ave 1 unit · $1,200,000 | −$934,584 S&P 500 | Underwritten — the index wins at our defaults |
| 228 Hester Ave 1 unit · $1,325,000 | −$947,116 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 94134, newest basis first.
The house-hack angle
Portola and Visitacion Valley single-family homes and small-multi at the metro's lowest basis, renting to a whole-home service and trades workforce tenant pool. FZP reach into Leland Ave and Bayshore Blvd is unconfirmed (WARN).
What breaks it
- Schlage Lock has sat entitled with no vertical work for over a decade: real patience and delay risk
- Single-line rail with a long headway to downtown
- Near-term appreciation leans on Sunnydale delivery while Baylands stays stalled, and the delivery counts are WebSearch-sourced (WARN)