San Francisco · Outer Richmond · Block/lot 1570/018C · San Francisco
Since October 2024 within ½ mile: 8 homes completed, 24 permitted, 6 proposed or in review.
22 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.
$1,638,000
Benchmark range: $1,392,000 – $1,884,000
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 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 8.4 yr (first record Jun 20, 2018), with no completion or new permit record in 7.1 yr. · 1 unit · $6,200 declared valuation
In "Applied" for 5 yr (since Nov 4, 2021), with no new permit record in 5 yr. · 1 unit · $100,000 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 "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 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 (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 general repair (334 31st Av): Status changed from issued to complete
Record 202606304194 · 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 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 (742 33rd Av): First appeared in published agency feed
Record 202610279973 · 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 remodel / interior alteration (439 30th Av): First appeared in published agency feed
Record 202610280048 · 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 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
Record 202610059055 · 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 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 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
880 26th Ave · 1 unit · $150,000 valuation
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 8.4 yr (first record Jun 20, 2018) with no new permit activity recorded in 7.1 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 6.9 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).
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).
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).
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 ($16,400/yr) + local voter-approved bond debt ($2,952/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$87,858/yr
Cash needed: $360,800
NOI: $11,655/yr
P&I: $8,293/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 | −$7,735/mo | -25.7% | $14,109/mo | −$7,740/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,321/mo | -24.4% | $13,059/mo | −$7,122/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 | −$7,084/mo | -23.6% | $12,756/mo | −$6,693/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 unitsJun 20, 2018 – Oct 9, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
commencement of work not started under previously approved permit application pa# 201806202443
existing ground fl unit legalization.no proposed changes. ordinance 43-14.
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 |
|---|---|---|---|---|---|---|
| 2019 | —(201806202443) | 2 to 4 · Renter | — | 1 (Oct 9, 2019) | — | — |
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
608 28TH AVE; 610 28TH 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 1570/018C. Assessed value is not market value.
Search by block/lot 1570/018C (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.