San Francisco · Lone Mountain/USF · Block/lot 1089/003 · San Francisco
Since October 2024 within ½ mile: 10 homes completed, 34 permitted, 116 proposed or in review.
37 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.
1,044 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 ($15,100/yr) + local voter-approved bond debt ($2,718/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$78,436/yr
Cash needed: $332,200
NOI: $13,189/yr
P&I: $7,635/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 | −$6,950/mo | -25.1% | $13,013/mo | −$6,944/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,536/mo | -23.6% | $12,045/mo | −$6,326/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 | −$6,299/mo | -22.8% | $11,765/mo | −$5,898/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 unitsNov 26, 2024 – Sep 3, 2026
Expired / withdrawn1 unitsMay 24, 2021 – May 24, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
add 1 adu per state law. 2/f: add bedroom for adu. basement: add 1 full bath, den & great room. remodel bathroom
to obtain final inspection for work approved under pa# 202504174614. all work is complete.
front building, ground floor - permit for debris removal only for structural evaluation. provide temporary shoring as needed for damaged structural members. all other work, including demo of affected areas in basement shall be on a seperate permit to include full plans.
to comply with complaint #202290988. repair the bath sink at lower g/f level of 141 blake st. patch all the holes causing by the insect. repair the ceiling of the play room and repair the holes on the wall of the bathroom
to comply with complaint #201040564, 201642851: gas direct vent, lead paint encapsulation, misc bathroom and kitchen repairs (mold removal and painting), install tankless water heater, remove combustible storage, eliminate mold, repair walls, use water based paint. kitchen: 50 sf. bathroom: 40 sf.
#143. kitchen remodel exchange cabinet, sink and faucet. stove and hood (min 100 cfm). bathroom remodel, exchange bath tup toilet, sink and fauct, wall tiles and floor tiles. repair the roof with shingle. remodel in kind. items min 100 cfm.
kitchen remodel in-kind without plans. replace kitchen counters, cabinetry, and plumbing fixtures in unit address #141. no work to be performed in the unit addresses #139 and #143.
recommencement and completion of work approved under pa 201204198733 and 201901099926. pa 201204198733 (to comply w/ nov 201069887 (bathroom work in 141 blake st.) pa 201901099926 (to obtain final inspection for work approved under pa 201204198733. all work is complete)
in response to planning department notice of enforcement 2019-007259enf dated september 11, 2019. 1) demolish the inner walls of the ground floor of 141 blake st., and create two egress points from the back or side yard. 2) construct a studio, accessory dwelling unit in the 139 blake st.
comply with nov# 201892091 item #1, repair rear staircase.
to obtain final inspection for work approved under pa #201204198733. all work is complete.
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
139 BLAKE ST; 141A BLAKE ST; 141 BLAKE 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 1089/003. Assessed value is not market value.
Search by block/lot 1089/003 (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.