# House Hacking in San Francisco (94115): A $2B redevelopment on the Geary corridor, long-horizon · The Rent Hacker > San Francisco 94115 for house hackers: A $2B mega-redevelopment on the Geary corridor (long-horizon) with a two-hospital employment cluster: strong on paper, Canonical: https://therenthacker.com/house-hacking/sf-western-addition-94115/ 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 #10 of 27 # House hacking in San Francisco (Western Addition / Fillmore / Japantown). A $2B mega-redevelopment on the Geary corridor (long-horizon) with a two-hospital employment cluster: strong on paper, but the flagship is entitlement-stage and 7+ years from build-out. **Status check:** Verified 2026-07-14: Freedom West 2.0 passed a major EIR hurdle in Feb 2026; construction could begin late 2026 pending approvals. ## What's actually happening in 94115 - Entitlement-stage Freedom West 2.0, ~$2B (figures WARN, WebSearch-only): 382 co-op units become ~2,200–2,291 new units plus retail and a hotel across 10 acres and 4 blocks; environmental review approved Feb 2026, possible approval summer 2026, on a 7+ year build-out. [SF Planning Freedom West](https://sfplanning.org/project/freedom-west) - Funded; starts late 2026 Geary Boulevard Improvement Project Phase 2: construction starts late 2026 (west of the ZIP). [SFMTA Geary Boulevard Improvement Project](https://www.sfmta.com/projects/geary-boulevard-improvement-project) - Existing anchors CPMC Van Ness (~0.6 miles) and Kaiser SF (on Geary at the north edge): two hospital employment anchors within an easy bus ride; CPMC runs 292 beds, ~$1.42B net patient revenue, and $48.2M of active construction. [CA HCAI CPMC Van Ness facility record](https://hcai.ca.gov/facility/california-pacific-medical-center-van-ness-campus/) ## The numbers Median price ~$1,384,000 (Zillow ZHVI, spring 2026) Market rent ~$4,500/mo (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 $2,800–3,500/mo (ADU or in-law) Whole-home rent band $5,500–7,000/mo whole-home Underwriting vacancy 3.0–3.5% underwriting vacancy Appreciation scenarios 3 / 4 / 6–7 %/yr (conservative / base / upside) Fillmore and the Western Addition carry deep small-multi stock. Appreciation basis: Hospital-cluster stability carries the base; upside on a Freedom West 2.0 approval and build (long-horizon, WARN). 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 94115 21 buildings in 94115 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 [2710 Sutter St](/property/rh-0cai60/2710-sutter-st/) 1 unit · $599,000 −$34,940 S&P 500 Underwritten — the index wins at our defaults [833 Broderick St, Apt 5](/property/rh-b01cpx/833-broderick-st-apt-5/) 1 unit · $799,000 −$196,401 S&P 500 Underwritten — the index wins at our defaults [5 Seymour St](/property/rh-0c9mcb/5-seymour-st/) 2 units · $1,688,000 −$435,345 S&P 500 Underwritten — the index wins at our defaults [1600 Webster St](/property/rh-3qs8lv/1600-webster-st/) 1 unit · $1,395,000 −$677,281 S&P 500 Underwritten — the index wins at our defaults [1423 Golden Gate Ave](/property/rh-dqm9qq/1423-golden-gate-ave/) 1 unit · $2,195,000 −$1,425,040 S&P 500 Underwritten — the index wins at our defaults [2654 Bush St](/property/rh-f42xob/2654-bush-st/) 2 units · $2,500,000 −$1,742,413 S&P 500 Underwritten — the index wins at our defaults [2949 Jackson St](/property/rh-bpqsro/2949-jackson-st/) 1 unit · $2,375,000 −$1,953,761 S&P 500 Underwritten — the index wins at our defaults [3007 Jackson St](/property/rh-i4z4tw/3007-jackson-st/) 2 units · $11,950,000 −$10,484,123 S&P 500 Underwritten — the index wins at our defaults [1180 Broderick St, Apt 101](/property/rh-yyoz5u/1180-broderick-st-apt-101/) 1 unit · $1,249,000 −$612,300 S&P 500 Underwritten — the index wins at our defaults [859-861 Baker St](/property/rh-1i8i4j/859-861-baker-st/) 5 units · $1,295,000 −$1,135,856 S&P 500 Underwritten — the index wins at our defaults [930 Baker St](/property/rh-usnpu3/930-baker-st/) 4 units · $2,995,000 −$1,475,178 S&P 500 Underwritten — the index wins at our defaults [2500 Pine St](/property/rh-5r603u/2500-pine-st/) 1 unit · $1,800,000 −$1,673,289 S&P 500 Underwritten — the index wins at our defaults [990 Baker St](/property/rh-amghkx/990-baker-st/) 2 units · $2,500,000 −$1,862,649 S&P 500 Underwritten — the index wins at our defaults [2654-2656 Bush St](/property/rh-dbnuh7/2654-2656-bush-st/) 2 units · $2,500,000 −$1,975,992 S&P 500 Underwritten — the index wins at our defaults [2848 California St](/property/rh-v2egwl/2848-california-st/) 2 units · $3,450,000 −$2,475,407 S&P 500 Underwritten — the index wins at our defaults [1619 Laguna St](/property/rh-p1l80a/1619-laguna-st/) 2 units · $2,999,999 −$2,806,441 S&P 500 Underwritten — the index wins at our defaults [2277-2279 Clay St](/property/rh-rxtvyv/2277-2279-clay-st/) 2 units · $3,495,000 −$3,056,407 S&P 500 Underwritten — the index wins at our defaults [2275 California St](/property/rh-oubfc2/2275-california-st/) 3 units · $4,500,000 −$3,580,982 S&P 500 Underwritten — the index wins at our defaults [2334 California St](/property/rh-zpf6ey/2334-california-st/) 2 units · $4,650,000 −$3,660,601 S&P 500 Underwritten — the index wins at our defaults [2445 Buchanan St](/property/rh-o98yvg/2445-buchanan-st/) 1 unit · $6,500,000 −$5,136,964 S&P 500 Underwritten — the index wins at our defaults [2065-2069 Ofarrell St](/property/rh-zv88ix/2065-2069-ofarrell-st/) 2 units · $5,995,000 −$6,120,297 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 94115, newest basis first. ## The house-hack angle Western Addition Victorian and Edwardian flats (2–4 units) with strong separability, renting to hospital workers and young professionals on the 38/38R Geary trunk. FZP raises RH heights 40→50/65 ft and commercial 65→85 ft on candidate Fillmore and Geary corridors (parcel reach WARN). ## What breaks it - The Freedom West $2B and 2,291-unit figures are WebSearch-only (WARN), entitlement-stage, on a 7+ year horizon: no near-term capital delivery - Rent-control exposure on older multi-unit stock - The Japantown SUD and JCHESS protect the cultural core (stability without new supply), and transit is all-bus 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.