San Francisco · Outer Richmond · Block/lot 1458/024 · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 33 permitted, 89 proposed or in review.
28 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.
1,178 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.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026
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 6.9 yr (first record Dec 9, 2019), with no completion or new permit record in 3.6 yr. · 5 units · $1,966,580 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 "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
Permit issued and active for 7.3 yr (first record Jul 2, 2019), with no completion or new permit record in 4.2 yr. · 2 units · $850,000 declared valuation
Nearby roof replacement (726 30th Av): Description text was updated
Record 202601224366 · 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 (268 19th Av): Declared valuation changed from 299731 to 156563
Record 202608196846 · 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 (215 19th Av): First appeared in published agency feed
Record 202610229786 · 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 plumbing / water heater / sewer (679 23rd Av): First appeared in published agency feed
Record 202610229803 · 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)
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)
135a 27th Ave · 1 unit · $260,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
3055 Clement St · 9 units · $3,200,000 valuation
Records span Sep 8, 2022 to Jul 7, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
331 28th Ave · 1 unit · $200,000 valuation
Records span Jan 23, 2023 to May 1, 2026 (3 permits).
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 "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 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 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 7.3 yr (first record Jul 2, 2019) with no new permit activity recorded in 4.2 yr. High-impact scale (2 housing units, $850,000 declared valuation across 5 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 ($15,800/yr) + local voter-approved bond debt ($2,844/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$83,509/yr
Cash needed: $347,600
NOI: $12,363/yr
P&I: $7,989/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 | −$7,373/mo | -25.5% | $13,603/mo | −$7,372/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,959/mo | -24.0% | $12,591/mo | −$6,755/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 | −$6,722/mo | -23.2% | $12,299/mo | −$6,326/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 ↗
Issued5 unitsDec 9, 2019 – Mar 17, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to pa# 202211227070, plumbing/swc system revisions in meeting with pid. ref# 201912099022
to demolish 2 stories, single family resident.
erect 3-story, 1 basement, type 5-b, 4 senior dwelling units and 1 adu apartment building.
review of storm water management plan by pid. ref pa#201912099022-s
asbestos abatement and removal in conjunction with demolition permit #201912099030
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 |
|---|---|---|---|---|---|---|
| 2020 | 478 27th Avenue & 6210 Geary Blvd.(2019-021182PRJ) | ADU · Renter | 4 (Dec 17, 2020) | — | — | — |
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
478 27TH 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 1458/024. Assessed value is not market value.
Search by block/lot 1458/024 (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.