720 Masonic Ave

San Francisco · Lone Mountain/USF · Block/lot 1197/085 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 14 homes completed, 209 permitted, 120 proposed or in review (44 of them deed-restricted affordable).

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.

1,104 permits within ½ mile since October 2024

New construction3 · 313 units
Adds housing (ADU)21 · 23 units
Additions & renovations400
Building systems496
Repairs47
Other137

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.

Explore projects on the map →Explore sales & prices →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,511,000

Benchmark range: $1,284,000 – $1,738,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property Information Map

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: Lone Mountain/USF Census ACS 5-year median home value ($1,511,383); $1,511,383
2. Parcel & lot adjustment (1.00×): Standard residential parcel (1.00× area baseline); +$0
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RTO-C (multifamily residential): state law allows ADUs where homes are allowed.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned RTO-C (multifamily residential), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned RTO-C (multifamily residential), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980114A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New duplex / half-plex2
New multifamily / condos / mixed-use1
Accessory dwelling unit (new or conversion)15

See them on the map →

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

Property & area intelligence timeline

91 events · 25 slow/stalled projects

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.

Slow-moving or stalled projects (25)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

Slow pace3 new homes at 720 Masonic AveApplied
On this parcel
In "Applied" for 2.8 yr since Jan 18, 2024 without an issued building permit. · 3 units · $450,000 declared valuation
StalledAccessory dwelling unit at 1103 Page StApplied
0.4 mi SE
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
StalledNew home at 817 Lyon StIssued
0.31 mi N
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
StalledAccessory dwelling unit at 734 Masonic AveApplied
80 ft S
In "Applied" for 3 yr (since Oct 20, 2023), with no new permit record in 3 yr. · 1 unit · $50,000 declared valuation
StalledNew duplex at 2461 Ofarrell StIssued
0.47 mi N
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
StalledNew home at 2231 Turk BlIssued
0.27 mi N
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

202615 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
470 ft E
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.45 mi E
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.35 mi SE
Nearby accessory dwelling unit (new or conversion) (New home at 60a Central Ave): Status changed from suspend to cancelled
Record 201906052564 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.25 mi W
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.25 mi W
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.25 mi W
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.35 mi S
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.35 mi S
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.44 mi SE
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.22 mi E
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.11 mi SW
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
470 ft E
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.45 mi NE
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.45 mi NE
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.48 mi E
Nearby demolition (203 new homes at 400 Divisadero St): Status changed from filed to approved
Record 202201135990 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile

Showing 15 of 91 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

107 new homes at 650 Divisadero StAppliedNo new record in 15 mo107 units
0.46 mi E
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).
3 new homes at 720 Masonic AveAppliedRecent snapshot change
On this parcel
New permit record (202609188324) appeared in snapshot Oct 24, 2026.
4 new homesEntitledNo new record in 2.6 yr4 units
380 ft W
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).
New duplex at 1823 Fulton StEntitledNo new record in 2.2 yr$895,600
460 ft NW
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).
Accessory dwelling unit at 859 Baker StApprovedNo new record in 14 moRecent snapshot change
0.36 mi NE
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.
2 new homes at 301 Lyon StIssuedNo new record in 2.3 yr$2,000,000
0.18 mi E
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).

Neighborhood renovation & housing momentum: Lone Mountain/USF

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,325 parcels

Rank #2 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 137 vs 87 permits
24m rate per 1,000 parcels: 96.3
5-year substantial permits: 568
Housing additions (24m): 15 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Lone Mountain/USF$2,744±$180

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Lone Mountain/USFCensus ACS 2020–2024 owner-occupied self-reported median

$1,511,000±$154,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$302,000Interest rate (%)Loan termClosing costs (%)$30,200

Prop 13 post-purchase property tax estimate

$1,522/mo ($18,268/yr · 1.21%)

Under 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).

Voter bond rate (%)$2,718/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$6,536
Cash-on-cash return: -23.6%
Cap rate (Year 1 NOI): 0.87%
DSCR (NOI / debt): 0.14x
Break-even gross rent: $12,045/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,321 − Debt $7,635)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,522

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$1,099

Mortgage principal & interest (1,208,000 loan)−$7,635

Net monthly cash flow−$6,536

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

3 new homes at 720 Masonic Ave
Applied3 unitsJan 18, 2024 – Oct 23, 2026

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

3 records

New multifamily / condos / mixed-use202609188324
erect new type 5b 3 stories 2-unit + adu residence.
erect new type 5b 3 stories 2-unit + adu residence.
Applied
Oct 23, 2026
Issued
Not issued
Recorded status
filed as of Oct 23, 2026
Declared valuation
$450,000
- ↳ First appeared in the city's published data. Detected between Oct 23, 2026 and Oct 24, 2026.
Demolition202401184211
emergency demo order 111151-e, to comply with nov202316964.
emergency demo order 111151-e, to comply with nov202316964.
Applied
Jan 18, 2024
Issued
Jan 18, 2024
Recorded status
complete as of Jul 19, 2024
Declared valuation
$20,000
Remodel / interior alteration202309136468
unit 720 (3rd fl) relocate kitchen and bath add a full bath, a bedroom and washer/dryer
unit 720 (3rd fl) relocate kitchen and bath add a full bath, a bedroom and washer/dryer
Applied
Sep 13, 2023
Issued
Sep 18, 2023
Recorded status
cancelled as of Mar 27, 2024
Declared valuation
$148,000

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: RTO-C: RESIDENTIAL TRANSIT ORIENTED DISTRICT - C code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 1

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 1197/085. Assessed value is not market value.
Property tax payment
Search by block/lot 1197/085 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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