San Francisco · Outer Richmond · Block/lot 1565/012 · San Francisco
Since October 2024 within ½ mile: 19 homes completed, 19 permitted, 92 proposed or in review.
32 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.
1,034 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.
$1,582,000
Benchmark range: $1,345,000 – $1,819,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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 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 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 10.4 yr (first record May 26, 2016), with no completion or new permit record in 6.8 yr. · 1 unit · $600,000 declared valuation
In "Approved" for 5.7 yr (since Feb 18, 2021), with no new permit record in 4.4 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 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 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
Permit issued and active for 6.9 yr (first record Dec 9, 2019), with no completion or new permit record in 3.6 yr. · $1,250,000 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 (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 roof replacement (726 30th Av): Declared valuation changed from 0 to 704154
Record 202601224366 · 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 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 (2207 Cabrillo St): First appeared in published agency feed
Record 202610280008 · 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 remodel / interior alteration (871 24th Av): Status changed from issued to complete
Record 202603258292 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
Nearby plumbing / water heater / sewer (683 14th Av): First appeared in published agency feed
Record 202610269897 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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 plumbing / water heater / sewer (631 19th Av): Status changed from issued to complete
Record 202607285678 · 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
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 10.4 yr (first record May 26, 2016) with no new permit activity recorded in 6.8 yr.
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 9.3 yr (first record Jul 20, 2017) with no new permit activity recorded in 2 yr. High-impact scale (2 housing units, $950,000 declared valuation across 2 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 6.9 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).
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 ↗
Issued1 unitsMay 26, 2016 – Jan 7, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
1st floor: relocate water heater and furnance to garage and add new bedroom. 2nd floor: add (n) closet & bath to master bedroom, remove wall between bedroom & office, remove wall between kitchrn & living room. remove exterior lightwell staircase.
vertical addition to 2 story building, 2nd fl; 2 baths, 3rd fl; living rm, dinning, kitchen, 2 bedrms, 2 baths, powder. 4th fl, 2 bedrooms, 2 baths & roof deck. add 1 new unit on 3 & 4th floor, volumtary seismic retrofit per ab-094.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2020 | —(201605268531) | 2 to 4 · Renter | — | 1 (Jan 7, 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 31, 2026
581 22ND AVE; 583 22ND AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1565/012. Assessed value is not market value.
Search by block/lot 1565/012 (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.