Location: San Francisco, CA | Metro: San Francisco, CA HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $2,240 |
| 1 Bedroom | $2,680 |
| 2 Bedrooms | $3,250 |
| 3 Bedrooms | $4,150 |
| 4 Bedrooms | $4,300 |
| 5 Bedrooms | $4,988 |
| 6 Bedrooms | $5,587 |
| 7 Bedrooms | $6,034 |
| 8 Bedrooms | $6,336 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,680 | $856,110 | 0.31% | F |
| 2BR | $3,250 | $1,302,912 | 0.25% | F |
| 3BR | $4,150 | $2,186,030 | 0.19% | F |
U.S. Census Bureau data (2024)
The classification of ZIP 94133 in San Francisco, CA, reveals a unique balance between yield and stability. With a Fair Market Rent (FMR) of $2,870 for fiscal year 2024, the median market rent at $4,547, and an average home value of $1,345,824, the yield potential is significant. However, the stability metrics paint a different picture.
To assess the yield, consider that the FMR represents the government-set minimum rent for Section 8 participants. The difference between the FMR and the market rent indicates a substantial premium landlords can potentially earn. Specifically, the gap of $1,677 per month suggests a high-yield environment where properties could generate above-average returns relative to their value.
On the stability axis, the data points to a mixed but generally positive outlook. The high percentage of renters at 83.5% implies a strong demand for rental housing, which supports steady cash flow. However, the lack of data on days on market (DOM) suggests variability in the rental market, indicating some risk. The average household income of $87,191 provides assurance that tenants can afford higher rents, supporting both yield and stability.
In summary, ZIP 94133 leans towards being a high-yield market due to the significant premium over FMR. The high renter percentage and robust income levels suggest a stable tenant base capable of paying market rates, though the missing DOM data introduces some uncertainty. This makes it a desirable area for landlords seeking good returns, but they should be prepared for some fluctuations in the rental market.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.