San Francisco · Lone Mountain/USF · Block/lot 1104/031 · San Francisco
Since October 2024 within ½ mile: 17 homes completed, 11 permitted, 79 proposed or in review; 1 commercial or mixed-use project.
38 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.
1,165 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.
$1,548,000
Benchmark range: $1,316,000 – $1,780,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 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 Oct 29, 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 RM-1 as multifamily residential, 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.
Permit issued and active for 6.1 yr (first record Sep 3, 2020), with no completion or new permit record in 3 yr. · 2 units · $474,300 declared valuation
Permit issued and active for 7.5 yr (first record May 16, 2019), with no completion or new permit record in 3.3 yr. · 1 unit · $850,000 declared valuation
In "Applied" for 3 yr (since Oct 20, 2023), with no new permit record in 3 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 3.6 yr (first record Apr 3, 2023), with no completion or new permit record in 2.9 yr. · 1 unit · $85,000 declared valuation
In "Applied" for 2.7 yr (since Feb 27, 2024), with no new permit record in 2.7 yr. · 1 unit · $25,000 declared valuation
In "Entitled" for 2.6 yr (since Mar 13, 2024), with no new permit record in 2.6 yr. · 4 units
Nearby remodel / interior alteration (524 Central Av): Status changed from issued to expired
Record 202112224871 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2675 Geary Bl): Status changed from issued to complete
Record 202502261180 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2690 Geary Bl): First appeared in published agency feed
Record 202511240344 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1923 Ellis St): Declared valuation changed from 200000 to 289047
Record 202512242588 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1407 Lyon St): Description text was updated
Record 202610219745 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2486 Geary Bl): First appeared in published agency feed
Record 202610279935 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (19 Wood St): First appeared in published agency feed
Record 202610279969 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (23 Wood St): First appeared in published agency feed
Record 202610279971 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (524 Central Av): First appeared in published agency feed
Record 202610269905 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (940 Baker St): First appeared in published agency feed
Record 202610269917 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (940 Baker St): First appeared in published agency feed
Record 202610269919 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (118 Collins St): Status changed from issued to expired
Record 202009224738 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202301200444 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2902 Pine St): Status changed from issued to complete
Record 202603258249 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1409 Broderick St): Status changed from issued to complete
Record 202604028798 · 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 →Active in "Issued" for 6.1 yr (first record Sep 3, 2020) with no new permit activity recorded in 3 yr.
Active in "Approved" for 3.8 yr (first record Jan 20, 2023) with no new permit activity recorded in 14 mo. current_status changed to "approved" in snapshot Oct 24, 2026.
Active in "Issued" for 7.5 yr (first record May 16, 2019) with no new permit activity recorded in 3.3 yr. High-impact scale (1 housing unit, $850,000 declared valuation across 3 permits).
Active in "Entitled" for 6.8 yr (first record Dec 24, 2019) with no new permit activity recorded in 2.2 yr. High-impact scale (2 housing units, $895,600 declared valuation across 2 permits).
Active in "Entitled" for 2.6 yr (first record Mar 13, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 14 mo (first record Sep 5, 2025) with no new permit activity recorded in 8 mo. High-impact scale (3 housing units, $848,031 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,325 parcels
+57.5% YoY
City baseline: 91.1 / 1k
224 in trailing 24m
Includes 13 ADUs
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 ($15,500/yr) + local voter-approved bond debt ($2,790/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$81,335/yr
Cash needed: $341,000
NOI: $12,717/yr
P&I: $7,838/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 | −$7,192/mo | -25.3% | $13,351/mo | −$7,189/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,778/mo | -23.9% | $12,357/mo | −$6,571/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 | −$6,541/mo | -23.0% | $12,070/mo | −$6,142/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 ↗
Issued2 unitsSep 3, 2020 – Nov 15, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
recommencement and completion of work approved under pa# 202009033354, 202404190392, 202407106142
install a new dedicated fa system (fire monitoring) per nfpa 72-2022 section 23.8.5.5.1 with (1) fire alarm control unit (1) wireless commercial fire communicator (1) smoke detector above the facu (1) manual pull station ref sprinkler nfpa 13 202407257239
revision under 202009033354 minor structural revision, add wall for new patio parameters as shown on new structural sheets
install new fire sprinklers per nfpa 13 troughout building including a 2" dedicated fire service per nfpa 24. sprinkler monitoring under sep permit. ref pa 2020 0903 3354
provide temporary shoring for pa# 202009033354
erect a three story type v-1 construction two family dwelling building at block 1104, lot 031. reference pa #201609198161 174 terra vista ave.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 29, 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 |
|---|---|---|---|---|---|---|
| 2023 | —(202009033354) | 2 to 4 · Owner | — | 2 (Nov 15, 2023) | — | — |
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 29, 2026
172 TERRA VISTA AVE; 2461 OFARRELL ST; 2463 OFARRELL ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1104/031. Assessed value is not market value.
Search by block/lot 1104/031 (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.