Where to live on rent for $1k - $1.3k if working in downtown SFO?

[ssmaster]

Originally Posted by Malloric

Reasonably so. Oakland is a very diverse city, and it's not like San Francisco is all peaches and cream either. The $1000 in-law apartments posted were in Excelsior/Mission Terrace. Both are bad neighborhoods of San Francisco, although not horrible ones. The same applies even more so to Oakland, however. The neighborhoods around Lake Merritt are marginal neighborhoods, and I mean that in the most literal sense. They aren't good neighborhoods and they aren't bad neighborhoods -- they're marginal. They're more desirable than Excelsior/Outter Mission in many respects. You're closer to restaurants, bars, bookstores, and what have you around Lake Merritt than you are likely to be living in Excelsior which is pretty much all residential. On the other hand, you'll be paying more. BART from Mac Arthur to Embarcadero is going to run $6.70 a day (or $2.40 w/ $150 Clipper pass) just to commute whereas a MUNI pass is $64/74 per month depending if you want to take BART, which you probably will. That's basically $125 or so more, assuming you want the Clipper pass for local transit Alameda County, which isn't exactly insignificant... any additional weekend trips to San Francisco are only going t increase the amount.

There's pros and cons to both. You're commute won't really be any longer living in Oakland and there's more to do around where you live, especially if you live up by Adam's Point/Grand Lake/Temescal/Shafter which is within walking distance of Piedmont Ave (which would probably be outside of your price range). I'd lean towards paying a bit more for transit. The total rent + transit cost may be more than living in Excelsior or Outer Sunset, but the weather is better and there's more to do in walking range. Tarval Street isn't bad (south Sunset) and Irving street (north Sunset) have a fair amount to do (more on Irving in Inner Sunset which will be outside $1000), but if you're stuck in the middle there's basically nothing to do and no transit except on Irving and Traval, so you'll be doing a lot of walking in the fog to take transit to do anything besides stare at lots of cement and ugly houses.

you stated that the neighborhoods around the lake merrit are marginal not good not bad. i disagree. is trestle glen/crocker highlands a marginal neighborhood ? please clarify

[jade408]

Originally Posted by ssmaster

you stated that the neighborhoods around the lake merrit are marginal not good not bad. i disagree. is trestle glen/crocker highlands a marginal neighborhood ? please clarify

If Trestle Glen and Crocker Highlands are marginal, sign me up right now!

(The Lake area, around the Lucky's and International Blvd is probably a better bet for "marginal," but that's a little far from BART.) Above the Lake? Not so much. Adam's Point/Grand Lake are nice diverse areas with affordable apartments and good amenities.

And up to $1300 is enough for even Piedmont Ave. 1 bedrooms in Piedmont Ave are about $1100, Grand Lake and Adams Point are $100-200 cheaper. Cleveland Heights is generally $200-250 cheaper. Rockridge is about $100-200 more than Piedmont Ave. Temescal is all over the map price wise. Generally between Grand Lake and Rockridge for prices ($900-$1500 for a one bedroom).

[Malloric]

Originally Posted by ssmaster

you stated that the neighborhoods around the lake merrit are marginal not good not bad. i disagree. is trestle glen/crocker highlands a marginal neighborhood ? please clarify

I wouldn't really call those around Lake Merritt. I'm talking about Adams Point, Cleveland Heights, Lakeside, Merritt, and so on. Yes, those are marginal neighborhoods, albeit some more gentrified than others. Ie, places you're actually going to find a $1000 apartment... which isn't Crocker Highlands. It's not International Blvd through East Oakland and it's not Oakland Hills. It's the transitional border neighborhoods between the two.

[beb0p]

There are some in-law units in the outer areas within the price range. But inlaw units are typically not legal living space and they can vary greatly from dump to nice - definitely not everyone's cup of tea. When I hear that it's a family with a kid, my gut tells me that an in-law unit is probably not ideal, but by all means, check them out.

The following is just a snapshot, to recommend all possible areas would be a very long post.

I'd start with dwellings near the following BART stations - Balboa, Daly City, MacAuthur (Oakland), Rockridge (oakland).

Neighborhoods around Balboa BART (SF) - Ingleside, Portola, Crocker Amazon

Neighborhoods around Daly City BART - Ingleside Heights (in SF), Outer Mission (SF), Westlake (in Daly City)

Around MacAuthur BART - Temescal, Grandview, etc

Around Rockridge BART - Rockridge

Just to give you an idea - a 1bed condo in Oceanview Village (located in Ingleside Heights) (about 10 min walk to the Daly City BART) is around $1,700/mo. That's very affordable by SF standard, Ingleside Heights is far from SF proper and a bit sketchy (but not horrible).

Another thing to keep in mind is that areas around Balboa/Daly City BART tends to be mostly single family homes, which means there aren't many inventory for 1-bed condos. Which is where the in-law units come into play in SF housing - it fills a need for affordable smaller dwellings.

In Oakland, you money will go a lot further. Definitely can get a one-bed in places like Adam's Point and Grand Lake. Go a bit further east to Dimond and Laurel, $1,300 can get you a two-bed.

If you're looking for good schools, it'd be worth it to go beyond Oakland to the suburbs. Moraga has some one-bed apt, excellent schools, family oriented, sleepy neighborhood. One-bed usually goes for $1,500. You'll have to park at either the Orinda or Lafayette BART and the travel is closer to 45mins+.

[jade408]

Oakland schools are pretty good through 6th grade or so. You didn't say how old your daughter is, renting far a few years in Oakland is fine and you can easily move to a better district when she is a preteen. Neighborhoods near MacArthur BART are Temescal are Piedmont Ave. GrandLake and Adams Point are closer to downtown.

[mayorhaggar]

You're not going to find a 1br in SF for $1000 even in the Outer Sunset. MAYBE $1300. If there are any it will be because the landlord is clueless and there will be so much competition for it that it will be a real gamble whether you get it or not. Even 5 years ago it was hard to find a 1br for $1300 or less there.

I would definitely focus on the Grand Lake area near Lake Merritt, it's basically the area north of the lake. It's very nice and has a bunch of shops/cafes/restaurants on Grand, and it's cheap even by Oakland standards. The areas west and south of the lake are the main sketchy areas so don't live there.

Rockridge is awesome and very family friendly but I think you'll have a hard time finding a 1br there for under $1500, also there aren't many apartments there which drives up prices and makes it more competitive. The Temescal, Piedmont Ave area and Alameda are all definitely other good options.

[IamRav]

Great stuff, first thing first - thank you everyone for your detailed response, especially beb0p, mayorhaggar, Malloric and jade.

I think I get a sense now about the areas in SF and Oakland (Adam's point, Almeda, Temescal, Piedmont Ave and Grand Lake near Lake Merrit). I feel it's best to visit these areas personally and see what suits my family best. As long as place and neighborhood is safe, clean and hygienic, comfortable, easy to commute and provide basic amenities, I'm fine. I did mentioned that my kiddo is 9 month old, so schooling is not an issue because I'm likely in SF for an year or so.

[mayorhaggar]

Originally Posted by ssmaster

you stated that the neighborhoods around the lake merrit are marginal not good not bad. i disagree. is trestle glen/crocker highlands a marginal neighborhood ? please clarify

Yeah, or Cleveland Heights, or the Grand Lake area. Certainly the areas west and south of the lake can be seedy but areas north or east are very very nice by any standard.

[jade408]

Originally Posted by IamRav

Great stuff, first thing first - thank you everyone for your detailed response, especially beb0p, mayorhaggar, Malloric and jade.

I think I get a sense now about the areas in SF and Oakland (Adam's point, Almeda, Temescal, Piedmont Ave and Grand Lake near Lake Merrit). I feel it's best to visit these areas personally and see what suits my family best. As long as place and neighborhood is safe, clean and hygienic, comfortable, easy to commute and provide basic amenities, I'm fine. I did mentioned that my kiddo is 9 month old, so schooling is not an issue because I'm likely in SF for an year or so.

Have fun on your visits. You'll find lots of young families in the East Bay areas you have mentioned. My building is about 25% young couples with young kids. So you'll see lots of family friendly restaurants, kids stores etc.

One thing to remember, in the more urban parts of the Bay Area, the housing stock tends to be older. If you want something new, you need to pay ALOT more or move further out.