375 10th Ave

San Francisco · Inner Richmond · Block/lot 1442/017 · San Francisco

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

What's changing nearby

Since October 2024 within ½ mile: 115 homes completed, 11 permitted, 90 proposed or in review (97 of them deed-restricted affordable).

31 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.

1,194 permits within ½ mile since October 2024

New construction1 · 83 units
Adds housing (ADU)15 · 17 units
Additions & renovations387
Building systems542
Repairs61
Other188

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 31, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,852,000

Benchmark range: $1,574,000 – $2,130,000

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: Inner Richmond Census ACS 5-year median home value ($1,852,041); $1,852,041
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 RM-1 (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 RM-1 (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 RM-1 (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 0602980111A, 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-plex1
Accessory dwelling unit (new or conversion)7

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 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-1 as multifamily residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

92 events · 24 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 (24)

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

StalledAccessory dwelling unit at 375 10th AveApplied
On this parcel
In "Applied" for 6.8 yr (since Dec 31, 2019), with no new permit record in 6.8 yr. · 1 unit · $30,000 declared valuation
StalledNew home at 347 05th AveIssued
0.29 mi E
Permit issued and active for 9.1 yr (first record Oct 10, 2017), with no completion or new permit record in 4.5 yr. · 1 unit · $1,200,000 declared valuation
StalledAccessory dwelling unit at 301 18th AveIssued
0.47 mi W
Permit issued and active for 5.9 yr (first record Nov 17, 2020), with no completion or new permit record in 4.3 yr. · 2 units · $200,000 declared valuation
StalledAccessory dwelling unit at 1128 Lake StApplied
0.39 mi NW
In "Applied" for 3.8 yr (since Dec 30, 2022), with no new permit record in 3.8 yr. · 1 unit · $1,700,000 declared valuation
StalledNew home at 349 07th AveIssued
0.18 mi E
Permit issued and active for 5.7 yr (first record Mar 2, 2021), with no completion or new permit record in 3.6 yr. · 1 unit · $110,788 declared valuation
StalledNew homeEntitled
0.15 mi N
In "Entitled" for 3.1 yr (since Sep 7, 2023), with no new permit record in 3.1 yr. · 1 unit

202615 events

Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.44 mi W
Nearby plan revision / deferred submittal (259 17th Av): First appeared in published agency feed
Record 202610290121 · 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
0.39 mi W
Nearby remodel / interior alteration (1545 Clement St): Status changed from suspend to cancelled
Record 201806152022 · 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
0.28 mi SW
Nearby windows / doors / siding (448 15th Av): Status changed from issued to expired
Record 202411205396 · 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
0.38 mi S
Nearby windows / doors / siding (655 09th Av): Status changed from suspend to cancelled
Record 202301200478 · 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
0.2 mi SW
Nearby hvac / heat pump (495 12th Av): Status changed from suspend to cancelled
Record 201703312871 · 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
0.43 mi NE
Nearby accessory dwelling unit (new or conversion) (Accessory dwelling unit at 230 04th Ave): Status changed from approved to filed
Record 202510298356 · 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
0.28 mi SW
Nearby remodel / interior alteration (448 15th Av): Status changed from issued to complete
Record 202602045259 · 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
0.34 mi NW
Nearby remodel / interior alteration (124 Funston Av): Status changed from issued to complete
Record 202602115742 · 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
0.37 mi SE
Nearby remodel / interior alteration (607 07th Av): Status changed from filed to issued
Record 202606264060 · 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
0.37 mi SE
Nearby remodel / interior alteration (607 07th Av): Issued date changed from (blank) to 2026-10-28
Record 202606264060 · 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
0.37 mi SE
Nearby remodel / interior alteration (607 07th Av): Declared valuation changed from 0 to 100000
Record 202606264060 · 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
470 ft W
Nearby remodel / interior alteration (338 12th Av): First appeared in published agency feed
Record 202610279972 · 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
0.28 mi SW
Nearby plan revision / deferred submittal (448 15th Av): Status changed from issued to complete
Record 202409201265 · 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
0.48 mi SW
Nearby windows / doors / siding (678 15th Av): Status changed from filed to issued
Record 202608277319 · 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
0.48 mi SW
Nearby windows / doors / siding (678 15th Av): Issued date changed from (blank) to 2026-10-26
Record 202608277319 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile

Showing 15 of 92 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

Accessory dwelling unit at 375 10th AveAppliedNo new record in 6.8 yr
On this parcel
Active in "Applied" for 6.8 yr (first record Dec 31, 2019) with no new permit activity recorded in 6.8 yr.
New duplex at 311 09th AveAppliedNo new record in 2.5 yr$1,409,648
490 ft NE
Active in "Applied" for 2.9 yr (first record Nov 22, 2023) with no new permit activity recorded in 2.5 yr. High-impact scale (2 housing units, $1,409,648 declared valuation across 2 permits).
Accessory dwelling unit at 470 08th AveIssuedNo new record in 3.1 yr$759,903
0.21 mi SE
Active in "Issued" for 5.8 yr (first record Jan 19, 2021) with no new permit activity recorded in 3.1 yr. High-impact scale (1 housing unit, $759,903 declared valuation across 1 permit).
2 new homes at 428 15th AveIssuedNo new record in 14 mo$1,879,780
0.28 mi W
Active in "Issued" for 4.6 yr (first record Apr 7, 2022) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,879,780 declared valuation across 5 permits).
New home at 347 05th AveIssuedNo new record in 4.5 yr$1,200,000
0.29 mi E
Active in "Issued" for 9.1 yr (first record Oct 10, 2017) with no new permit activity recorded in 4.5 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 12 permits).
Accessory dwelling unit at 1128 Lake StAppliedNo new record in 3.8 yr$1,700,000
0.39 mi NW
Active in "Applied" for 3.8 yr (first record Dec 30, 2022) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, $1,700,000 declared valuation across 1 permit).

Neighborhood renovation & housing momentum: Inner Richmond

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,951 parcels

Rank #3 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 206 vs 141 permits
24m rate per 1,000 parcels: 87.8
5-year substantial permits: 837
Housing additions (24m): 16 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):

Inner Richmond$2,693±$141

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Inner RichmondCensus ACS 2020–2024 owner-occupied self-reported median

$1,852,000±$147,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$370,000Interest rate (%)Loan termClosing costs (%)$37,000

Prop 13 post-purchase property tax estimate

$1,857/mo ($22,280/yr · 1.20%)

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 ($18,500/yr) + local voter-approved bond debt ($3,330/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$3,330/yrDirect levies / Mello-Roos ($/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: −$8,590
Cash-on-cash return: -25.3%
Cap rate (Year 1 NOI): 0.50%
DSCR (NOI / debt): 0.08x
Break-even gross rent: $14,698/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,655 − Debt $9,355)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.20%)−$1,857

Property insurance−$165

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

Net Operating Income (NOI)+$765

Mortgage principal & interest (1,480,000 loan)−$9,355

Net monthly cash flow−$8,590

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	−$9,004/mo	-26.5%	$15,880/mo	−$9,025/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$8,590/mo	-25.3%	$14,698/mo	−$8,407/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	−$8,352/mo	-24.6%	$14,357/mo	−$7,979/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

Accessory dwelling unit at 375 10th Ave
Applied1 unitsDec 31, 2019 – Dec 31, 2019

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

Permit history on this parcel

4 records

Roof replacement202502240984
reroofing. tear off, install modified bitumen membrane by torch down, flat roof only. front tile roof excluded
reroofing. tear off, install modified bitumen membrane by torch down, flat roof only. front tile roof excluded
Applied
Feb 24, 2025
Issued
Feb 25, 2025
Recorded status
complete as of Mar 3, 2025
Declared valuation
$14,800
Addition (adds square footage)202109279185
legalize unpermitted horizontal addition & deck at rear of building.
legalize unpermitted horizontal addition & deck at rear of building.
Applied
Sep 27, 2021
Issued
Not issued
Recorded status
filed as of Sep 27, 2021
Declared valuation
$30,000
Accessory dwelling unit (new or conversion)201912311123
add units per ord 162-16. new accessory dwelling unit (1 bed & 1 bath) at existing ground level of 3-story multi-family home within existing building envelope.
add units per ord 162-16. new accessory dwelling unit (1 bed & 1 bath) at existing ground level of 3-story multi-family home within existing building envelope.
Applied
Dec 31, 2019
Issued
Not issued
Recorded status
filed as of Dec 31, 2019
Declared valuation
$30,000
Windows / doors / siding201703141462
perform repairs as per lingruen associate termite report#762319 item 5c. repairs will be done in-kind. repair exterior left bay window stucco soffit framing item #5c.
perform repairs as per lingruen associate termite report#762319 item 5c. repairs will be done in-kind. repair exterior left bay window stucco soffit framing item #5c.
Applied
Mar 14, 2017
Issued
Mar 14, 2017
Recorded status
complete as of Apr 7, 2017
Declared valuation
$3,800

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.

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: RM-1: RESIDENTIAL- MIXED, LOW DENSITY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 31, 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 31, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 1442/017. Assessed value is not market value.
Property tax payment
Search by block/lot 1442/017 (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

−$9,004/mo

-26.5%

$15,880/mo

−$9,025/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$8,590/mo

-25.3%

$14,698/mo

−$8,407/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

−$8,352/mo

-24.6%

$14,357/mo

−$7,979/mo