1042 Montgomery St
San Francisco · North Beach · San Francisco · Coordinates: 37.79888, -122.40376
Executive Verdict · Public-Records Synthesis
Zoned RH-3 in San Francisco with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,578,000 ($1,341,000–$1,815,000).
Upsides & Opportunities
- ✓ Ministerial ADU / JADU pathway likely eligible
Zone RH-3 allows residential use qualifying for ministerial ADU review under state law (7 ADU permits permitted within ¼ mile in 36 months).
Source: San Francisco zoning · CA Gov. Code 66314
- ✓ Documented permitted upgrades (+$3,850 contributory est.)
Public building records show issued construction/renovation work on this parcel (4 total permits, latest Jun 26, 2026).
Source: San Francisco Department of Building Inspection, Building Permits (parcel APN)
- ✓ Above-average reinvestment in North Beach
228 substantial renovation & housing permits over 24 months (155.2 per 1,000 parcels vs. 91.4 citywide baseline) (#1 of 37 neighborhoods).
Source: San Francisco Department of Building Inspection, Building Permits (North Beach)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 1042 Montgomery St: Active in "Applied" for 3.9 yr (first record Dec 2, 2022) with no new permit activity recorded in 3.9 yr.
Source: San Francisco Department of Building Inspection, Building Permits (review-time benchmark)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: 425 Broadway (300 ft SW, entitled). Inspect timeline history before assuming near-term completion.
Source: San Francisco Department of Building Inspection, Building Permits · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$19,070/yr at $1,578,000)
Sale triggers reassessment to 1.00% base + ~0.18% voter debt (~$1,589/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- —
- Assessor use:
- —
- Addresses on lot:
- 1042 MONTGOMERY ST; 1044 MONTGOMERY ST; 1046 MONTGOMERY ST
Zoning & Land Use
RH-3 — RESIDENTIAL- HOUSE, THREE FAMILY (Residential)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned RH-3 (multifamily residential): state law allows ADUs where homes are allowed. On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.
- SB 9: two homes on the lotUnlikely
Zoned RH-3 (multifamily residential), not a single-family residential zone.
- SB 9: split into two lotsUnlikely
Zoned RH-3 (multifamily residential), not a single-family residential zone.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 0602980117A, effective March 23, 2021
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,341,000 – $1,815,000 · Status: Off market
HUD Metro FMR (San Francisco, CA HUD Metro FMR Area) · FY 2026
Studio $2,485 · 1BR $2,977 · 2BR $3,604 · 3BR $4,604 · 4BR $4,772
Nearby Activity (½ mile radius, since November 2024)
21 active or recent development projects (448 housing units across completed, permitted, and pipeline stages) and 2,803 total building permits recorded within ½ mile.
- New construction1 permit (175 units)
- Adds housing (ADU)
Developments Deserving Closer Investigation & Active Area Builders
- 425 Broadway (Entitled)300 ft SW
In "Entitled" for 4.9 yr (since Dec 16, 2021), exceeding the 637d median and 1391d 90th percentile for new multifamily / condos / mixed-use permits in San Francisco (n=95). High-impact scale (34 housing units across 0 permits).
- 22 new homes at 659 Union St (Applied)0.37 mi W
In "Applied" for 4.9 yr (since Dec 13, 2021), exceeding the 637d median and 1391d 90th percentile for new multifamily / condos / mixed-use permits in San Francisco (n=95). High-impact scale (22 housing units, $7,000,000 declared valuation across 2 permits).
- Accessory dwelling unit at 1042 Montgomery St (Applied)On this parcel
Active in "Applied" for 3.9 yr (first record Dec 2, 2022) with no new permit activity recorded in 3.9 yr.
- 425 Broadway (Mod) (Entitled)300 ft SW
Active in "Entitled" for 16 mo (first record Jul 10, 2025) with no new permit activity recorded in 16 mo. High-impact scale (75 housing units across 0 permits).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 202606264002 | Remodel / interior alteration | complete | Iss. Jun 26, 2026 | $7,000 | repair stairway at back, 30% or less in kind. replace flooring at unit 1048. no tile work |
| 202212027566 | Accessory dwelling unit (new or conversion) | filed | App. Dec 2, 2022 | $35,000 | convert existing permitted 830sf storage into a 1 bed adu, scopes include: convert existing laundry to kitchen, 2 powder… |
| 202002033426 | General repair | complete | Iss. May 12, 2020 | $70,000 | soft story retrofit per sfebc chapter 4d engineering criteria 2016 cebc appendix a-4 |
| 201903256125 | General repair | cancelled | Iss. Oct 17, 2019 |