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 | $4,180 |
| 4 Bedrooms | $4,700 |
| 5 Bedrooms | $5,452 |
| 6 Bedrooms | $6,106 |
| 7 Bedrooms | $6,594 |
| 8 Bedrooms | $6,924 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,250 | $957,852 | 0.34% | F |
| 3BR | $4,180 | $1,250,049 | 0.33% | F |
U.S. Census Bureau data (2024)
The rent math in ZIP 94938, Bolinas, CA, is challenging. The Fair Market Rent (FMR) set by HUD for the area in fiscal year 2024 is $3850. However, the market rent data is currently unavailable, which makes it difficult to compare the FMR against actual market rates. This lack of data could indicate that the rental market is either highly volatile or underserved, but without concrete numbers, a direct comparison cannot be made.
Acquiring properties in ZIP 94938 is costly, with a median home value of $1,047,682. The days on market (DOM) and the percentage of homes that required a price reduction are also not available, suggesting that the market might be slow-moving and stable, but this is speculative without specific data points. Given the high median home value, potential investors should prepare for significant capital outlay and ensure they can manage the financial risk associated with such an investment.
Tenant demand in Bolinas is modest given the town's small population of 437 residents, where 31.4% are renters. While the renter share is substantial, the overall number of potential tenants is limited, which could impact the ability to fill vacancies quickly. Landlords and small-portfolio investors need to consider the size of the local rental pool when evaluating the sustainability of their investments.
In summary, while the potential rental income at $3850 is attractive, the high cost of property acquisition and the limited tenant base pose significant challenges. Investors must weigh these factors carefully and consider the broader economic context of Bolinas, including job availability and commuting patterns to larger urban centers, before committing to investments in this ZIP code. The verdict on Bolinas hinges on the balance between high property costs and the smaller, yet potentially stable, 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.