San Francisco, California · San Francisco County

San Francisco Foreclosures and Distressed Properties in San Francisco County

By the time a San Francisco foreclosure shows up on a listing site, dozens of investors are already bidding. Instead, ForeclosuresDaily.com puts you in touch with distressed owners earlier, while the property is still for sale privately and not listed on the MLS.

Pre-foreclosureProbate & pre-probateDivorceTax delinquentAbsentee owners

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San Francisco, California distressed properties map by area and ZIP code
$1,095,000
Median listing price (up 6.4%)
1,184
Active listings in San Francisco County
53 days
Average time on market
$5,100
Median rent (up 24.4%)

Market data: Realtor.com San Francisco County housing market, October 2026. Zillow Home Value Index for San Francisco County: $1,424,486 (up 13.6% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo

Realtor & Broker · eXp Realty

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Distressed real estate for sale

What is a distressed property?

A distressed property is a home whose owner is under pressure to sell. Usually, the cause is a life event, such as a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs the owner cannot afford.

In San Francisco, these owners matter more than ever. With a median listing price near $1.1 million, retail deals leave little room for profit. The discount comes from motivated sellers whose property is not publicly advertised for sale, is for sale privately, and is not listed on the Multiple Listing Service (MLS). As a result, there is less competition and room to negotiate wholesale pricing.

San Francisco has about 826,079 residents and sits in San Francisco County, California. Also, the ZIP codes with the most homes for sale today are 94109, 94110, and 94103.

San Francisco real estate investors finding off-market deals
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Step-by-step

How to find distressed properties in San Francisco

Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:

Pick your ZIP codes

Initially, start with a few San Francisco ZIP codes where you know values and have cash buyers ready.

Choose lead types

Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.

Use fresh data

Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.

Target your marketing

In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.

Run the numbers

After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.

Make a fair offer

Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in San Francisco, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
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Anthony Coletti

Real estate investor

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Find a deal

ARV and the 70% Rule for San Francisco flips

Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.

For instance, here is the math using the San Francisco County median listing price as the ARV and an 8% repair budget.

70% Rule example

ARV$1,095,000
70% of ARV$766,500
Estimated repairs− $88,000
Maximum offer$678,500
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Zip codes

San Francisco ZIP codes to target

Each San Francisco ZIP code has its own price point and pace. Next, choose a ZIP code from the menu to open its investing data, and then match the area to your strategy.

Civic CenterZIP 94102$500,000Negotiate

94102 market snapshot

$500,000 ▼ 17.3%Median listing price
$911Price per sq ft
70 days ▼ 26.3%Days on market
$3,295 ▲ 43.6%Median rent
50 ▲ 7%Active listings
7.9%Gross rent yield

In addition, the Zillow Home Value Index is $740,473 (up 8.7% from a year earlier) as of August 2026.

Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is down 17.3% from a year earlier, and inventory is up 7%. As a result, softer pricing gives you room to negotiate with motivated sellers.

Max offer when the ARV equals the median price$500,000 × 70% − $40,000 repairs = $310,000 max offer

Also see the full 94102 market report on Realtor.com →Then view 94102 homes on Zillow →

MissionZIP 94103$695,000Buy & hold

94103 market snapshot

$695,000 ▲ 8.4%Median listing price
$779Price per sq ft
68 days ▼ 42.6%Days on market
$4,395 ▲ 21.4%Median rent
91 ▼ 19.4%Active listings
7.6%Gross rent yield

In addition, the Zillow Home Value Index is $823,085 (up 7.8% from a year earlier) as of August 2026.

Meanwhile, the median price is up 8.4% from a year earlier, and inventory is down 19.4%. Therefore, rents cover a larger share of the price here, which helps rental investors.

Max offer when the ARV equals the median price$695,000 × 70% − $56,000 repairs = $430,500 max offer

Also see the full 94103 market report on Realtor.com →Then view 94103 homes on Zillow →

Rincon HillZIP 94105$1,425,000Negotiate

94105 market snapshot

$1,425,000 ▼ 6.5%Median listing price
$1,243Price per sq ft
96 daysDays on market
$7,300 ▲ 14.1%Median rent
70 ▼ 23.1%Active listings
6.1%Gross rent yield

In addition, the Zillow Home Value Index is $1,126,984 (up 9.5% from a year earlier) as of August 2026.

Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is down 6.5% from a year earlier, and inventory is down 23.1%. For this reason, sellers here are adjusting to slower demand, so offers below asking get a hearing.

Max offer when the ARV equals the median price$1,425,000 × 70% − $114,000 repairs = $883,500 max offer

Also see the full 94105 market report on Realtor.com →Then view 94105 homes on Zillow →

MissionZIP 94107$859,500Buy & hold

94107 market snapshot

$859,500 ▲ 9.6%Median listing price
$905Price per sq ft
45 days ▼ 46.4%Days on market
$5,130 ▲ 31.7%Median rent
82 ▼ 15.9%Active listings
7.2%Gross rent yield

In addition, the Zillow Home Value Index is $1,042,419 (up 10.4% from a year earlier) as of August 2026.

Meanwhile, the median price is up 9.6% from a year earlier, and inventory is down 15.9%. Because of this, a strong rent yield makes this a good place to hold a property after you buy it.

Max offer when the ARV equals the median price$859,500 × 70% − $69,000 repairs = $532,650 max offer

Also see the full 94107 market report on Realtor.com →Then view 94107 homes on Zillow →

ChinatownZIP 94109$899,000Flip & wholesale

94109 market snapshot

$899,000 ▲ 5.3%Median listing price
$1,035Price per sq ft
61 days ▼ 43%Days on market
$2,995Median rent
108 ▼ 29.1%Active listings
4.0%Gross rent yield

In addition, the Zillow Home Value Index is $1,068,686 (up 10.4% from a year earlier) as of August 2026.

Largest inventory on the list, so there are more owners to reach. Meanwhile, the median price is up 5.3% from a year earlier, and inventory is down 29.1%. Consequently, lower prices keep your cash needs small for wholesale deals and light flips.

Max offer when the ARV equals the median price$899,000 × 70% − $72,000 repairs = $557,300 max offer

Also see the full 94109 market report on Realtor.com →Then view 94109 homes on Zillow →

MissionZIP 94110$1,177,000Wholesale

94110 market snapshot

$1,177,000 ▲ 11.2%Median listing price
$970Price per sq ft
44 days ▼ 57.9%Days on market
$4,239 ▼ 0.3%Median rent
105 ▼ 21.1%Active listings
4.3%Gross rent yield

In addition, the Zillow Home Value Index is $1,428,555 (up 14.9% from a year earlier) as of August 2026.

Meanwhile, the median price is up 11.2% from a year earlier, and inventory is down 21.1%. As a result, prices sit near the area median, so focus on deep discounts from off-market sellers.

Max offer when the ARV equals the median price$1,177,000 × 70% − $94,000 repairs = $729,900 max offer

Also see the full 94110 market report on Realtor.com →Then view 94110 homes on Zillow →

ExcelsiorZIP 94112$1,093,444Wholesale

94112 market snapshot

$1,093,444 ▲ 2.9%Median listing price
$761Price per sq ft
31 days ▼ 16.5%Days on market
$4,800 ▲ 46%Median rent
72 ▼ 12.6%Active listings
5.3%Gross rent yield

In addition, the Zillow Home Value Index is $1,171,546 (up 10.1% from a year earlier) as of August 2026.

Homes sell faster here than anywhere else on the list. Meanwhile, the median price is up 2.9% from a year earlier, and inventory is down 12.6%. Therefore, balanced pricing makes this area a steady source of wholesale deals.

Max offer when the ARV equals the median price$1,093,444 × 70% − $87,000 repairs = $678,411 max offer

Also see the full 94112 market report on Realtor.com →Then view 94112 homes on Zillow →

MissionZIP 94114$1,457,500Flip

94114 market snapshot

$1,457,500 ▼ 1.9%Median listing price
$1,126Price per sq ft
65 days ▼ 11%Days on market
$4,800 ▼ 8.6%Median rent
50 ▼ 36.8%Active listings
4.0%Gross rent yield

In addition, the Zillow Home Value Index is $2,015,424 (up 19.5% from a year earlier) as of August 2026.

Meanwhile, the median price is down 1.9% from a year earlier, and inventory is down 36.8%. For this reason, higher resale values here reward a well-planned renovation.

Max offer when the ARV equals the median price$1,457,500 × 70% − $117,000 repairs = $903,250 max offer

Also see the full 94114 market report on Realtor.com →Then view 94114 homes on Zillow →

Richmond DistrictZIP 94121$1,688,000Flip

94121 market snapshot

$1,688,000 ▲ 12.8%Median listing price
$933Price per sq ft
33 days ▼ 21.4%Days on market
$3,800 ▲ 2.4%Median rent
40 ▲ 4.4%Active listings
2.7%Gross rent yield

In addition, the Zillow Home Value Index is $1,833,048 (up 17.6% from a year earlier) as of August 2026.

Median prices are higher here than anywhere else on this list, so one deal can carry a big margin. Meanwhile, the median price is up 12.8% from a year earlier, and inventory is up 4.4%. Because of this, strong prices make this a fit for full renovations with a solid profit margin.

Max offer when the ARV equals the median price$1,688,000 × 70% − $135,000 repairs = $1,046,600 max offer

Also see the full 94121 market report on Realtor.com →Then view 94121 homes on Zillow →

Bayview DistrictZIP 94124$699,998Negotiate

94124 market snapshot

$699,998 ▼ 8.2%Median listing price
$670Price per sq ft
50 days ▲ 15.8%Days on market
$4,850 ▲ 21.3%Median rent
67 ▼ 13%Active listings
8.3%Gross rent yield

In addition, the Zillow Home Value Index is $947,522 (up 7.2% from a year earlier) as of August 2026.

Rents are high compared with prices here, especially for buy-and-hold investors. Meanwhile, the median price is down 8.2% from a year earlier, and inventory is down 13%. Consequently, use the extra time on market to negotiate repairs into your price.

Max offer when the ARV equals the median price$699,998 × 70% − $56,000 repairs = $433,999 max offer

Also see the full 94124 market report on Realtor.com →Then view 94124 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.

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ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

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FAQ

San Francisco foreclosure and distressed property questions

How do I find distressed properties for sale in San Francisco?

Initially, start with public-record signals such as pre-foreclosure, probate, divorce, and tax delinquency. ForeclosuresDaily.com gathers these records daily, so that you can contact San Francisco owners before the home is listed or sent to auction.

Where can I find foreclosed homes in San Francisco?

Bank-owned and auction homes appear on sites like Realtor.com, Zillow, and Auction.com. However, off-market pre-foreclosure leads let you reach owners earlier, while they can still sell on their own terms.

Which ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 94102 (Civic Center) at $500,000, 94103 (Mission) at $695,000, and 94124 (Bayview District) at $699,998, based on Realtor.com data from October 2026.

Where do homes sell fastest?

ZIP code 94112 has the shortest average time on market in this guide, at 31 days. As a result, fast markets reward investors who can reach owners before a home is listed.

How do I find distressed properties for wholesale profit?

First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.

Get San Francisco distressed property leads today

Fresh, targeted, off-market data for Civic Center, Mission, Rincon Hill, and beyond.

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