San Francisco · Lone Mountain/USF · Block/lot 1213/003C · San Francisco
Since October 2024 within ½ mile: 166 homes completed, 5 permitted, 7 proposed or in review (160 of them deed-restricted affordable).
14 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.
755 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.
$1,784,000
Benchmark range: $1,516,000 – $2,052,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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 31, 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-3 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 "Entitled" for 2.8 yr (since Jan 4, 2024), with no new permit record in 2.8 yr. · 3 units
Permit issued and active for 5.9 yr (first record Nov 28, 2020), with no completion or new permit record in 2.3 yr. · 3 units · $150,000 declared valuation
Permit issued and active for 6.9 yr (first record Dec 9, 2019), with no completion or new permit record in 5.7 yr. · 3 units · $100,000 declared valuation
Permit issued and active for 8.5 yr (first record Apr 13, 2018), with no completion or new permit record in 5.4 yr. · 1 unit · $15,000 declared valuation
Permit issued and active for 9.4 yr (first record May 26, 2017), with no completion or new permit record in 5.4 yr. · 1 unit · $60,000 declared valuation
Permit issued and active for 8 yr (first record Nov 1, 2018), with no completion or new permit record in 5.3 yr. · 1 unit · $150,000 declared valuation
Nearby plumbing / water heater / sewer (101 Belvedere St): Status changed from issued to complete
Record 202606042544 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (347 Frederick St): Status changed from suspend to cancelled
Record 201604043892 · 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 (720 04th Av): First appeared in published agency feed
Record 202610280002 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2944 Turk Bl): Status changed from filed to issued
Record 202610239853 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2944 Turk Bl): Issued date changed from (blank) to 2026-10-26
Record 202610239853 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2944 Turk Bl): Description text was updated
Record 202610239853 · 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 hvac / heat pump (2195 Fulton St): Declared valuation changed from 0 to 50000
Record 202503202662 · 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 filed to approved
Record 202512303001 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (469 Frederick St): Status changed from issued to complete
Record 202606042574 · 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 5.9 yr (first record Nov 28, 2020) with no new permit activity recorded in 2.3 yr.
Active in "Entitled" for 2.8 yr (first record Jan 4, 2024) with no new permit activity recorded in 2.8 yr.
Active in "Applied" for 3.2 yr (first record Aug 11, 2023) with no new permit activity recorded in 3.2 yr. High-impact scale (13 housing units, $1,400,000 declared valuation across 1 permit).
Active in "Issued" for 8.6 yr (first record Apr 11, 2018) with no new permit activity recorded in 5.1 yr. High-impact scale (4 housing units, $1,400,000 declared valuation across 3 permits).
Active in "Applied" for 4.7 yr (first record Feb 10, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (3 housing units, $1,009,002 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).
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 ($17,850/yr) + local voter-approved bond debt ($3,213/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$98,367/yr
Cash needed: $392,700
NOI: $9,944/yr
P&I: $9,026/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 | −$8,611/mo | -26.3% | $15,332/mo | −$8,627/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,197/mo | -25.0% | $14,191/mo | −$8,009/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 | −$7,960/mo | -24.3% | $13,861/mo | −$7,581/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 ↗
Issued3 unitsNov 28, 2020 – Jul 8, 2024
Entitled3 unitsJan 4, 2024 – Jan 4, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
commencement of work not started under previously approved permit application # 2020-1128-9776
reconfiguration of rear of g/f parking/storage to 3 new adus, preservation of 1 garage parking space, new conc ret wall patio @ rear new conc star on grade to yard, reconfgurered stair @ main entry, curb cut @ west driverway eliminated. seismic strengthening under separate permit 202011289777.
mandatory seismic strengthening for tier 3 structure per sfbbc ch 4 as amended by ab 107, design base shear for 75% cbc@target story, steel cant cov & moment frame at front, ply shearwalls @ int w/ (n) canc fdns, (h) ply & a.b.s. @ (e)anchor bouts @ (e) walls as required.
unit #104: administrative permit to correct unit # from 102 to 104. original pa# 202002255272, issued on 3/4/2020.
unit 202: bathroom mold damage repair. no changes to walls or layout.
unit 203: bathroom mold damage repair. no changes to walls or layout.
unit 204: revision to pa# 202011138839. kitchen and bathroom remodel. removal of non-load bearing walls. new cabinets, appliances, plumbing fixtures. new electrical plugs and switches.
unit 204: in-kind kitchen & bath remodel, no change to layout of walls/openings.
new fire alarm system, new fire alarm control unit, radio communicatorm manual pull station, smoke detectors, low frequency horn strobes and monitor modules.
apt #102: relocate kitchen. demo partitions(non-load bearing). fa under sep permit to comply with sffc 1103.7.6.1.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 31, 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 |
|---|---|---|---|---|---|---|
| 2024 | —(202011289777) | ADU · Renter | — | 3 (Jul 8, 2024) | — | — |
| 2024 | 2160 FELL ST(2021-007251PRJ) | ADU · Renter | 3 (Jan 4, 2024) | — | — | — |
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 31, 2026
2160 FELL ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1213/003C. Assessed value is not market value.
Search by block/lot 1213/003C (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.