San Francisco · Seacliff · Block/lot 1309/008A · San Francisco
Since October 2024 within ½ mile: 1 homes completed, 15 permitted, 7 proposed or in review.
13 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.
535 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.
$2,000,000
Benchmark range: $1,700,000 – $2,300,000
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 RH-1(D) as single-family 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 2 yr (since Oct 31, 2024), with no new permit record in 19 mo. · 2 units · $5,000,000 declared valuation
In "Applied" for 9.5 yr (since Apr 14, 2017), with no new permit record in 9.5 yr. · 2 units · $100,000 declared valuation
In "Entitled" for 8.8 yr (since Jan 22, 2018), with no new permit record in 8.8 yr. · 1 unit
Permit issued and active for 9.4 yr (first record May 25, 2017), with no completion or new permit record in 6.9 yr. · 2 units · $60,000 declared valuation
In "Applied" for 6.6 yr (since Mar 9, 2020), with no new permit record in 6.6 yr. · 1 unit · $75,000 declared valuation
Permit issued and active for 9.8 yr (first record Dec 22, 2016), with no completion or new permit record in 5.3 yr. · 1 unit · $15,000 declared valuation
Nearby addition (adds square footage) (110 El Camino Del Mar): Status changed from issued to complete
Record 202102174806 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202605070847 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (135 27th Av): Status changed from filed to approved
Record 202605261823 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (2715 Lake St): Status changed from filed to issued
Record 202610139351 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (2715 Lake St): Issued date changed from (blank) to 2026-10-27
Record 202610139351 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (2715 Lake St): Declared valuation changed from 0 to 55000
Record 202610139351 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (2715 Lake St): Description text was updated
Record 202610139351 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (439 30th Av): First appeared in published agency feed
Record 202610280048 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (710 El Camino Del Mar): First appeared in published agency feed
Record 202610289990 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (830 El Camino Del Mar): Status changed from issued to expired
Record 202211106320 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (830 El Camino Del Mar): Status changed from issued to complete
Record 202606163340 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (246 El Camino Del Mar): First appeared in published agency feed
Record 202610269882 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (270 26th Av): Status changed from issued to complete
Record 202608046010 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (139 24th Av): First appeared in published agency feed
Record 202610229801 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (2715 Lake St): First appeared in published agency feed
Record 202610239843 · 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 2 yr (first record Oct 31, 2024) with no new permit activity recorded in 19 mo. High-impact scale (2 housing units, $5,000,000 declared valuation across 2 permits).
Active in "Issued" for 9 yr (first record Oct 23, 2017) with no new permit activity recorded in 3.9 yr. High-impact scale (1 housing unit, $2,500,000 declared valuation across 2 permits).
Active in "Approved" for 4 yr (first record Oct 17, 2022) with no new permit activity recorded in 4 yr. High-impact scale (2 housing units, $3,640,607 declared valuation across 2 permits).
Active in "Issued" for 5.5 yr (first record Apr 15, 2021) with no new permit activity recorded in 20 mo.
Active in "Entitled" for 8.8 yr (first record Jan 22, 2018) with no new permit activity recorded in 8.8 yr.
Active in "Issued" for 9.8 yr (first record Dec 22, 2016) with no new permit activity recorded in 5.3 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 821 parcels
+27.1% YoY
City baseline: 91.1 / 1k
109 in trailing 24m
Includes 3 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 ($20,000/yr) + local voter-approved bond debt ($3,600/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$113,950/yr
Cash needed: $440,000
NOI: $7,407/yr
P&I: $10,113/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 | −$9,910/mo | -27.0% | $17,144/mo | −$9,943/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,496/mo | -25.9% | $15,869/mo | −$9,325/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 | −$9,258/mo | -25.3% | $15,500/mo | −$8,897/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 ↗
Applied2 unitsOct 31, 2024 – Mar 21, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
demolition of existing 3-story, single family dwelling.
construction of a 3-story, type v-b over basement, single family residence which its 1st level roof becomes the foundation of an attached 1-story , type v-b accessory dwelling unit.
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 |
|---|---|---|---|---|---|---|
| 2024 | 496 SEACLIFF AVENUE(2024-004871PRJ) | ADU · Renter | 1 (Oct 31, 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 29, 2026
496 SEACLIFF 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 1309/008A. Assessed value is not market value.
Search by block/lot 1309/008A (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.