San Francisco · Pacific Heights · Block/lot 1029/030A · San Francisco
Since October 2024 within ½ mile: 11 homes completed, 10 permitted, 76 proposed or in review; 1 commercial or mixed-use project.
28 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.
1,471 permits within ½ mile since October 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 Oct 28, 2026
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 Oct 28, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Oct 26, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Oct 26, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Oct 26, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Oct 26, 2026) · Zoning classes: our classification of RTO-C as multifamily residential, checked against the zone description on Oct 24, 2026
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 ($20,000/yr) + local voter-approved bond debt ($3,600/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$113,950/yr
Cash needed: $440,000
NOI: $7,407/yr
P&I: $10,113/mo
For $0/mo net cash flow
At $3,600/mo 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 | −$9,910/mo | -27.0% | $17,144/mo | −$9,943/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,496/mo | -25.9% | $15,869/mo | −$9,325/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 | −$9,258/mo | -25.3% | $15,500/mo | −$8,897/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 ↗
Issued1 unitsApr 8, 2025 – Jul 17, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
shoring to hold up building. all work interior.
rear expansion and adu addition at ground floor, 2/f remodel including deck above adu expansion area,
solar permit: ballasted: n, including 1 energy storage unit, with 20 kwh each in capacity, ess units will not be closer than 3 feet | revision to s20251205376. #4 awg thwn-2 feeder wire for power module changed to #8 due to #4 not fitting during installation. breaker
voluntary soil improvement.
solar permit: mounted: roof, ballasted: n, including 1 energy storage unit, with 20 kwh each in capacity, ess units will not be closer than 3 feet | 1 anker battery w/ 20kwh capacity.
update to ground fl equipment locations. add wet bar at 2nd story dining room. replace windows and siding. add insulation, add shear wall and posts at east wall. clarification to guard at roof hatch/equipment location. siding & windows at east and south locations, not visible from street.
recommencement and completion of work approved under pa# 202402015072 & 202403127624
revision to 202402015072- update structural plans to include add shear wall and posts @ 3rd floor framing plan and add posts and hold downs @ 1st and 2nd floor
revision to pa# 202310128497, demolish damaged portion of side deck, add guardrails as required; remove exterior siding replacment from scope; remove thrid-story bathroom remodel from scope; reduce # of doors/windows to be replaced (title 24 report revised); rebuild second-story (lower) roof @ rear;
inter reno including kitchen, powder rm, & full bathrm. reconf of garage access stair, relocated & upgrade hvac & water heater, relocate & enlarge (e) attic hatch w/(n) folding ladder, add (n) roof service hatch, upgrade elec & lighting throughout. replace siding & windows @ east & south, not visibl
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 28, 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 | 2917 CALIFORNIA ST(2024-011251PRJ) | ADU · Renter | 1 (Apr 8, 2025) | — | — | — |
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: project (parcel) · Retrieved Oct 26, 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 Oct 28, 2026
2917A CALIFORNIA ST; 2917 CALIFORNIA ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1029/030A. Assessed value is not market value.
Search by block/lot 1029/030A (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.