San Francisco · North Beach · Block/lot 0163/002 · San Francisco
Zoned NCD in San Francisco with likely ministerial ADU eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,574,000 ($1,338,000–$1,810,000).
Zone NCD allows residential use qualifying for ministerial ADU review under state law (4 ADU permits permitted within ¼ mile in 36 months).
Source: San Francisco zoning · CA Gov. Code 66314
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)
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)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,574,000
Benchmark range: $1,338,000 – $1,810,000
425 Broadway: 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).
Source: San Francisco Department of Building Inspection, Building Permits (review-time benchmark)
Closest lead: 22 new homes at 659 Union St (0.37 mi NW, applied). Inspect timeline history before assuming near-term completion.
Source: San Francisco Department of Building Inspection, Building Permits · HCD APR (½-mile radius)
Sale triggers reassessment to 1.00% base + ~0.18% voter debt (~$1,585/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 17 homes completed, 353 permitted, 84 proposed or in review (174 of them deed-restricted affordable); 4 demolitions.
27 projects with a record in this window, grouped by us from permits and State housing reports. Units are as proposed on each project's latest record and counted at its current stage.
3,313 permits within ½ mile since November 2024
The map shows new construction, ADUs, demolitions, additions, and renovations. Routine systems work (roofs, HVAC, water heaters) is counted but not mapped. Unit counts are as stated on permits.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Nov 14, 2026
Public-records benchmark estimate combining Zillow Home Value Index (Data provided by Zillow), Census ACS 5-year estimates, parcel land-use/lot characteristics, and issued building permits. Not an official appraisal.
Permit counts, by the date issued (or applied, if not yet issued). Lot splits are planning cases, which we don't have.
We read public zoning and hazard maps against state law (ADUs: Gov. Code 66314; SB 9: Gov. Code 65852.21 and 66411.7). Local rules, title, tenancy history and site conditions can change the answer. Check with San Francisco's planning department before relying on it.
Sources: San Francisco Planning, Zoning Map – Zoning Districts (retrieved Nov 14, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 2026) · Zoning classes: our classification of NCD-BROADWAY as mixed use, checked against the zone description on Oct 24, 2026
Chronological history of building permit applications and issuances, snapshot-dated status changes, State housing entitlements, surrounding development within ½ mile, and area home-value trends.
In "Entitled" for 4.9 yr (since Dec 16, 2021), with no new permit record in 4.9 yr. · 34 units
In "Entitled" for 16 mo (since Jul 10, 2025), with no new permit record in 16 mo. · 75 units
In "Applied" for 4.8 yr (since Feb 3, 2022), with no new permit record in 4.8 yr. · 5 units · $8,000 declared valuation
Permit issued and active for 6.4 yr (first record Jun 12, 2020), with no completion or new permit record in 4.5 yr. · 1 unit · $83,500 declared valuation
Permit issued and active for 5.6 yr (first record Apr 9, 2021), with no completion or new permit record in 4.5 yr. · 2 units · $275,000 declared valuation
Permit issued and active for 5.6 yr (first record Apr 19, 2021), with no completion or new permit record in 4.4 yr. · 1 unit · $195,000 declared valuation
Nearby plumbing / water heater / sewer (201 California St): Status changed from filed to issued
Record 202610290086 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (201 California St): Issued date changed from (blank) to 2026-11-13
Record 202610290086 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (201 California St): Description text was updated
Record 202610290086 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (475 Sansome St): Declared valuation changed from 0 to 3200000
Record 202611050415 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (235 Pine St): First appeared in published agency feed
Record 202611130697 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (655 Montgomery St): First appeared in published agency feed
Record 202611130703 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (255 California St): First appeared in published agency feed
Record 202611130714 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (353 Sacramento St): First appeared in published agency feed
Record 202611130735 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (1 Maritime Pz): Status changed from issued to complete
Record 202511129440 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (101 California St): Status changed from issued to complete
Record 202604018658 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (555 California St): Status changed from issued to complete
Record 202604099137 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (821 Sansome St): Status changed from issued to complete
Record 202604099167 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (821 Sansome St): Status changed from issued to complete
Record 202606173380 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1160 Grant Av): Status changed from filed to issued
Record 202610018868 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1160 Grant Av): Issued date changed from (blank) to 2026-11-12
Record 202610018868 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Cross-referenced intelligence from our historical development graph—connecting parcels, permits, entity-resolved builders, empirical review-time distributions, and neighborhood renovation trends.
Explore full San Francisco development graph →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).
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).
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).
In "Applied" for 4.8 yr (since Feb 3, 2022), exceeding the 637d median and 1391d 90th percentile for new multifamily / condos / mixed-use permits in San Francisco (n=95). High-impact scale (5 housing units, $8,000 declared valuation across 1 permit).
Active in "Entitled" for 2.6 yr (first record Apr 19, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (20 housing units, 3 deed-restricted affordable across 0 permits).
Active in "Entitled" for 2.1 yr (first record Sep 26, 2024) with no new permit activity recorded in 2.1 yr. High-impact scale (28 housing units, 5 deed-restricted affordable across 0 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 1,469 parcels
+68.2% YoY
City baseline: 91.4 / 1k
228 in trailing 24m
Includes 9 ADUs
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 64 | 524d | 934d | 1750d | 2097d | 1502d(vs 794d prior) |
| New duplex / half-plex | 37 | 411d | 791d | 1211d | 1651d | 941d(vs 773d prior) |
| New multifamily / condos / mixed-use | 95 | 373d | 637d | 1061d | 1391d | 418d(vs 637d prior) |
| Accessory dwelling unit (new or conversion) | 1,301 |
HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area
HUD FY 2026 · 40th-percentile gross rentCensus ACS 5-year median gross rent (all bedroom counts combined):
Area home-value benchmarks (not an appraisal)
ZIP & neighborhood mediansUnder California Proposition 13, the seller's historical assessed value does not carry over to a buyer. On sale, the parcel is reassessed at the purchase price: 1.00% base rate ($15,750/yr) + local voter-approved bond debt ($2,835/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
−$83,147/yr
Cash needed: $346,500
NOI: $12,422/yr
P&I: $7,964/mo
For $0/mo net cash flow
At $3,600/mo gross rent
| Scenario | Assumptions | Year 1 Rent | Year 1 Cash Flow | Cash-on-Cash | Break-Even Rent | Year 5 Cash Flow |
|---|---|---|---|---|---|---|
| Conservative | −8% starting rent, +3% vacancy, +3% combined maintenance/CapEx, 1.5%/yr rent growth | $3,312/mo | −$7,343/mo | -25.4% | $13,561/mo | −$7,342/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,929/mo | -24.0% | $12,552/mo | −$6,724/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.2%/yr rent growth (capped by local ordinance ceiling of 4.2%/yr) | $3,816/mo | −$6,692/mo | -23.2% | $12,261/mo | −$6,295/mo |
Rental regulatory context (informational only — not legal advice):
California AB 1482 (Tenant Protection Act, Civ. Code § 1947.12) caps annual rent increases at 5% + local CPI (max 10%) on covered properties. In San Francisco: San Francisco Rent Ordinance (Admin. Code Ch. 37) — annual allowable increase is 60% of Bay Area CPI (capped at 7%) for covered pre-June 1979 buildings. Official program rules ↗
Entitled75 unitsJul 10, 2025 – Jul 10, 2025
Entitled34 unitsDec 16, 2021 – Dec 16, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
No building permits are recorded for this parcel since 2016.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Nov 14, 2026 · Filed, issued, and status dates come from the Department of Building Inspection, which dates each status change.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | 425 BROADWAY (MOD)(2024-005966PRJ) | 5+ · Renter | 75 (Jul 10, 2025) | — | — | — |
| 2021 | 425 BROADWAY(2017-015678PRJ) | 5+ · Renter | 34 (Dec 16, 2021) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Nov 9, 2026 · From San Francisco's Housing Element Annual Progress Reports. A project can appear in several report years as it moves from entitlement to permit to completion.
Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Nov 14, 2026
425 BROADWAY
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Nov 14, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 0163/002. Assessed value is not market value.
Search by block/lot 0163/002 (SF Treasurer & Tax Collector)
Search building permits, complaints, and inspections by address or block/lot
The official flood hazard map for this location. Our reading of it is under What could be built here.
This site does not show owner names.
| 45d |
| 306d |
| 699d |
| 1192d |
| 180d(vs 396d prior) |
| Addition (adds square footage) | 2,099 | 9d | 97d | 408d | 826d | 84d(vs 151d prior) |
| Remodel / interior alteration | 31,105 | 0d | 1d | 21d | 108d | 0d |
| Commercial tenant improvement | 1,831 | 1d | 21d | 62d | 138d | 23d(vs 21d prior) |
Source: San Francisco Department of Building Inspection, Building Permits · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.