San Francisco · Outer Richmond · Block/lot 1450/001 · San Francisco
Since October 2024 within ½ mile: 14 homes completed, 16 permitted, 89 proposed or in review.
26 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.
1,115 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.
$1,795,000
Benchmark range: $1,526,000 – $2,064,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 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 30, 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
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 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
Permit issued and active for 8.3 yr (first record Jun 25, 2018), with no completion or new permit record in 4.6 yr. · 1 unit · $1,200,000 declared valuation
Permit issued and active for 5.7 yr (first record Feb 4, 2021), with no completion or new permit record in 4.6 yr. · 1 unit · $390,000 declared valuation
In "Applied" for 4.6 yr (since Apr 8, 2022), with no new permit record in 4.6 yr. · 1 unit · $35,000 declared valuation
In "Applied" for 4.5 yr (since Apr 26, 2022), with no new permit record in 4.5 yr. · 3 units · $300,000 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
Nearby roof replacement (6221 Geary Bl): Declared valuation changed from 0 to 20000
Record 202605121120 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1916 Lake St): First appeared in published agency feed
Record 202610290117 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
Nearby windows / doors / siding (190 21st Av): Status changed from suspend to cancelled
Record 201808298663 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (190 21st Av): Status changed from suspend to cancelled
Record 201807033699 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
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
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
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
Nearby plumbing / water heater / sewer (5809 Geary Bl): Status changed from issued to complete
Record 202610089193 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
Nearby plan revision / deferred submittal (259 17th Av): Status changed from filed to issued
Record 202610229759 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (259 17th Av): Issued date changed from (blank) to 2026-10-26
Record 202610229759 · 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 17, 2020) with no new permit activity recorded in 4.3 yr.
Active in "Issued" for 5.2 yr (first record Aug 26, 2021) with no new permit activity recorded in 3.2 yr. High-impact scale (5 housing units, $385,000 declared valuation across 2 permits).
Active in "Issued" for 6.4 yr (first record Jun 4, 2020) with no new permit activity recorded in 4.3 yr. High-impact scale (4 housing units, $1,950,000 declared valuation across 3 permits).
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).
Active in "Issued" for 8.3 yr (first record Jun 25, 2018) with no new permit activity recorded in 4.6 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 8 permits).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 9,559 parcels
+16.1% YoY
City baseline: 91.1 / 1k
644 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 ($17,950/yr) + local voter-approved bond debt ($3,231/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$99,092/yr
Cash needed: $394,900
NOI: $9,826/yr
P&I: $9,076/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 | −$8,671/mo | -26.4% | $15,416/mo | −$8,688/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,258/mo | -25.1% | $14,269/mo | −$8,071/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 | −$8,020/mo | -24.4% | $13,938/mo | −$7,642/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 ↗
Issued2 unitsNov 17, 2020 – Jul 22, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
siding work: install one lay of hardie plank lap siding ontop of the existing siding around 1500 sq ft at rear.
dwelling units on 1st floor per ordinance 162-62 include unit#9 add one bedroom, one kitchen, living room and one 3-fixture full bathroom unit#10 add one bedroom, one living room and one 3-fixture full bathroom
upgrade (e) fire alarm system to meet sffd bulliten 1103.7.6.1 supply and upgrade 3 smoke detectors; supply and install 22 low frequency horns to provide occupant notification ref pa 2017-0119-7474
reroofing
soft story retrofit: comply with san francisco wood frame seismic retrofit program (soft story), sfbc hapter 34b, per 2012 iebc, appendix a-4.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 |
|---|---|---|---|---|---|---|
| 2022 | —(202011179057) | 5+ · Renter | — | 2 (Jul 22, 2022) | — | — |
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 30, 2026
301 18TH AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1450/001. Assessed value is not market value.
Search by block/lot 1450/001 (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.