San Francisco · Outer Richmond · Block/lot 1473/003 · San Francisco
Since October 2024 within ½ mile: 5 homes completed, 3 permitted, 4 proposed or in review.
11 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.
634 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 29, 2026
$1,582,000
Benchmark range: $1,345,000 – $1,819,000
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 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.
In "Approved" for 6.9 yr (since Dec 2, 2019), with no new permit record in 6.9 yr. · 1 unit · $109,391 declared valuation
In "Entitled" for 2.4 yr (since May 21, 2024), with no new permit record in 2.4 yr. · 1 unit
In "Applied" for 7.4 yr (since Jun 3, 2019), with no new permit record in 6.7 yr. · 1 unit · $30,000 declared valuation
In "Applied" for 6.4 yr (since Jun 9, 2020), with no new permit record in 6.4 yr. · 2 units · $150,000 declared valuation
Permit issued and active for 9 yr (first record Oct 24, 2017), with no completion or new permit record in 6.2 yr. · 3 units · $180,000 declared valuation
Permit issued and active for 5.7 yr (first record Jan 27, 2021), with no completion or new permit record in 5.7 yr. · 1 unit
Nearby roof replacement (465 46th Av): Status changed from approved to issued
Record 202605271930 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (465 46th Av): Issued date changed from (blank) to 2026-10-27
Record 202605271930 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (727 43rd Av): Status changed from filed to issued
Record 202610229791 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (727 43rd Av): Issued date changed from (blank) to 2026-10-28
Record 202610229791 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (831 41st Av): First appeared in published agency feed
Record 202610279941 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (654 43rd Av): First appeared in published agency feed
Record 202610280012 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (5624 Anza St): First appeared in published agency feed
Record 202610280038 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3626 Balboa St): First appeared in published agency feed
Record 202610280064 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (3620 Balboa St): Status changed from suspend to reinstated
Record 202610018903 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (492 45th Av): First appeared in published agency feed
Record S20261022775 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (727 43rd Av): First appeared in published agency feed
Record 202610229791 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (3641 Clement St): First appeared in published agency feed
Record 202610239848 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
577 39th Ave · 1 unit · $55,107 valuation
Records span Oct 2, 2025 to Sep 21, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
706 48th Ave · 1 unit · $203,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
410 39th Ave · 1 unit · $235,000 valuation
Records span Jul 23, 2025 to Jan 8, 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 "Entitled" for 2.4 yr (first record May 21, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Approved" for 6.9 yr (first record Dec 2, 2019) with no new permit activity recorded in 6.9 yr.
Active in "Applied" for 6.4 yr (first record Jun 9, 2020) with no new permit activity recorded in 6.4 yr.
Active in "Issued" for 4 yr (first record Oct 21, 2022) with no new permit activity recorded in 2.5 yr.
Active in "Issued" for 3.4 yr (first record May 19, 2023) with no new permit activity recorded in 2.2 yr.
Active in "Entitled" for 2.4 yr (first record May 20, 2024) with no new permit activity recorded in 2.4 yr.
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 ($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 ↗
Entitled1 unitsMay 21, 2024 – May 21, 2024
Approved1 unitsDec 2, 2019 – Dec 2, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
roof gooseneck. fire escape at rear of building. rusted and broken; replaced less than 5% partially. comply with #202429562 item #2
reroofing
upgrade existing local fire alarm system to comply with sffc section 1103.7.6.1
add one accessory dwelling unit (studio) at ground floor per ordinance 162-16.
soft story retrofit sfbc 34b, 2016 cebc app a4, sfebc chapter 4d
revision to app#201609208299 for steel frame and shearwall layout.
install handrail in rear exit egress stair well from second to ground floor per inspector's request. to comply with complaint 201573292 #2
unit #108: remodel kitchen. electrical upgrade. (1) sink (1) dishwasher, (1) range counter top, (1) oven, counter tops, cabinets, outlets, all work in same location. no wall modification. no structural work
unit 312 - install kitchen cabinets, countertops, sink, fixture, dishwasher, range hood. also new elect. light fixture, gfci plugs, light switch. all appliances fixtures in same location. to comply w/ nov 201763312 #1 -14#
repair minor fire damage in unit #110 living room, window area, dry wall and ex location.
to comply with complaint # 201573292 items 2 & 3 , provide handrails & install
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 | 7700 Geary Boulevard(2019-022284PRJ) | ADU · Renter | 1 (May 21, 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
7700 GEARY BLVD
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 1473/003. Assessed value is not market value.
Search by block/lot 1473/003 (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.