San Francisco · Lone Mountain/USF · Block/lot 1197/036 · San Francisco
Since October 2024 within ½ mile: 15 homes completed, 208 permitted, 118 proposed or in review (44 of them deed-restricted affordable).
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.
1,111 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.
$1,179,000
Benchmark range: $1,002,000 – $1,356,000
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 RTO-C 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.
In "Applied" for 3 yr (since Oct 20, 2023), with no new permit record in 3 yr. · 1 unit · $50,000 declared valuation
In "Applied" for 7.2 yr (since Aug 27, 2019), with no new permit record in 3.3 yr. · 1 unit · $120,000 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
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 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 "Entitled" for 2.8 yr (since Jan 4, 2024), with no new permit record in 2.8 yr. · 3 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 fire alarm / sprinkler (1290 Grove St): Status changed from suspend to cancelled
Record 202301311096 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 201906052564 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby ev charger (2041 Fulton St): Status changed from approved to issued
Record 202512303001 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby ev charger (2041 Fulton St): Issued date changed from (blank) to 2026-10-28
Record 202512303001 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby ev charger (2041 Fulton St): Description text was updated
Record 202512303001 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1328 Waller St): Status changed from filed to issued
Record 202610069091 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1328 Waller St): Issued date changed from (blank) to 2026-10-28
Record 202610069091 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1035 Haight St): First appeared in published agency feed
Record 202610280043 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (333 Baker St): No longer present in latest agency feed
Record 202610079144 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (1740 Fell St): First appeared in published agency feed
Record 202610269903 · 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
Record 202201135990 · 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 "Applied" for 3 yr (first record Oct 20, 2023) with no new permit activity recorded in 3 yr.
Active in "Applied" for 15 mo (first record Aug 6, 2025) with no new permit activity recorded in 15 mo. High-impact scale (107 housing units, $58,874,000 declared valuation across 1 permit).
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 "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 "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 "Issued" for 3.3 yr (first record Jul 18, 2023) with no new permit activity recorded in 2.3 yr. High-impact scale (2 housing units, $2,000,000 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 ($11,800/yr) + local voter-approved bond debt ($2,124/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$59,918/yr
Cash needed: $259,600
NOI: $11,683/yr
P&I: $5,967/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 | −$5,407/mo | -25.0% | $10,859/mo | −$5,421/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$4,993/mo | -23.1% | $10,051/mo | −$4,803/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 | −$4,756/mo | -22.0% | $9,818/mo | −$4,374/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 ↗
Applied1 unitsOct 20, 2023 – Oct 20, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
replacement of 6 windows- visible from the street. new windows- marvin ultimate clad wood windows. (5) windows not street visible from the street. the design (with full simulated divivded lites above) and operation. the design will be the same as existing windows with same sql. 5 windows not visible
convert (e) storage into adu at lower leve with 1 full bathroom & kitchen.
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.
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 29, 2026
A condo unit has its own block/lot but shares its building's lot on the map.
734 MASONIC AVE
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 1197/036. Assessed value is not market value.
Search by block/lot 1197/036 (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.