San Francisco · Outer Richmond · Block/lot 1405/008 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 31 permitted, 7 proposed or in review.
21 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.
981 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.
$1,876,000
Benchmark range: $1,595,000 – $2,157,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 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 28, 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-2 as two-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.
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
Permit issued and active for 5.3 yr (first record Jul 23, 2021), with no completion or new permit record in 5.3 yr. · 1 unit · $15,000 declared valuation
Permit issued and active for 7.9 yr (first record Dec 11, 2018), with no completion or new permit record in 5.1 yr. · 1 unit · $89,000 declared valuation
In "Applied" for 5 yr (since Nov 4, 2021), with no new permit record in 5 yr. · 1 unit · $100,000 declared valuation
In "Approved" for 5.7 yr (since Feb 18, 2021), with no new permit record in 4.3 yr. · 1 unit · $100,000 declared valuation
Permit issued and active for 6.4 yr (first record Jun 4, 2020), with no completion or new permit record in 4.3 yr. · 4 units · $1,950,000 declared valuation
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 (5801 Geary Bl): Status changed from issued to complete
Record 202610059061 · 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
Nearby remodel / interior alteration (318 26th Av): First appeared in published agency feed
Record 202610239849 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
6424 California St · 1 unit · $140,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit issued (202608136534)
Recorded status: issued
revision to 202301230597 and 202608035987. 1st flr: change existing office to bedroom. 2nd & 3rd: replace existing windows in kind at both floors. new window material to be vinyl. · Declared valuation: $6,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Plan revision / deferred submittal permit application filed (202608136534)
Current status: issued
revision to 202301230597 and 202608035987. 1st flr: change existing office to bedroom. 2nd & 3rd: replace existing windows in kind at both floors. new window material to be vinyl. · Declared valuation: $6,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Plan revision / deferred submittal permit issued (202608035987)
Recorded status: issued
revision to 202301230597: reconfigure kitchen & bathroom, delect 1 bedroom room per plan at first floor. · Declared valuation: $1 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Plan revision / deferred submittal permit application filed (202608035987)
Current status: issued
revision to 202301230597: reconfigure kitchen & bathroom, delect 1 bedroom room per plan at first floor. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
2140 Lake St · 1 unit · $250,000 valuation
Records span Dec 28, 2025 to Jul 28, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2522a Lake St · 1 unit · $157,000 valuation
Records span Aug 1, 2025 to Jul 16, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project 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 6.9 yr (first record Dec 9, 2019) with no new permit activity recorded in 3.6 yr. High-impact scale (5 housing units, $1,966,580 declared valuation across 4 permits).
Active in "Issued" for 6.9 yr (first record Dec 9, 2019) with no new permit activity recorded in 3.6 yr. High-impact scale ($1,250,000 declared valuation across 2 permits).
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 6.8 yr (first record Jan 9, 2020) with no new permit activity recorded in 3 yr. High-impact scale (2 housing units, $1,300,404 declared valuation across 7 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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 9,559 parcels
+15.9% YoY
City baseline: 90.9 / 1k
639 in trailing 24m
Includes 22 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 ($18,750/yr) + local voter-approved bond debt ($3,375/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$104,890/yr
Cash needed: $412,500
NOI: $8,882/yr
P&I: $9,481/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 | −$9,155/mo | -26.6% | $16,091/mo | −$9,178/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,741/mo | -25.4% | $14,893/mo | −$8,560/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 | −$8,503/mo | -24.7% | $14,547/mo | −$8,132/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 ↗
Issued1 unitsJan 23, 2023 – May 1, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to 202301230597 and 202608035987. 1st flr: change existing office to bedroom. 2nd & 3rd: replace existing windows in kind at both floors. new window material to be vinyl.
revision to 202301230597: reconfigure kitchen & bathroom, delect 1 bedroom room per plan at first floor.
comply with nov#202182981 & planning case #2022-00833enf.1st fl:legalize dwelling unit @ ground fl per ordinance #43-14.kitchen,2 beds,media room & 2 bath.2nd fl:re-inspect remodeled kitchen,remove unpermitted expanded rear bedroom & deck @ south property line.
comply w/ complaint 202182981 & 202183006. 1/f: add bathroom, convert (e) exercise & play room to bedroom, office & kitchenette. add interior stair connection between 1st & 2nd fl at g/f.
permit for use of an intermediate length occupancy within (e) legally permitted use and occupancy (n0 work to be performed)
1) a)remodel extg bathroom and add 1 new bathroom at 3rd floor. b)add 1 new bathroom at 2nd floor.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 28, 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 | 331 28TH AVENUE(2023-001299PRJ) | ADU · Renter | 1 (Mar 8, 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 28, 2026
331 28TH AVE; 331A 28TH AVE; 333 28TH AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1405/008. Assessed value is not market value.
Search by block/lot 1405/008 (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.