San Francisco · Outer Richmond · Block/lot 1606/029 · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 3 permitted, 3 proposed or in review.
14 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.
727 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
$1,754,000
Benchmark range: $1,491,000 – $2,017,000
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 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 9.8 yr (first record Dec 29, 2016), with no completion or new permit record in 7.8 yr. · 1 unit · $120,000 declared valuation
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 "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 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 remodel / interior alteration (871 46th Av): Declared valuation changed from 0 to 1
Record 202610209678 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (871 46th Av): Description text was updated
Record 202610209678 · 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)
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)
559 36th Ave · 1 unit · $1,250,000 valuation
Records span Feb 15, 2019 to Oct 8, 2025 (5 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
866 38th Ave · 1 unit · $10,000 valuation
Records span Aug 31, 2023 to Oct 7, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
7333 Geary Bl · 1 unit · $125,000 valuation
Records span May 20, 2022 to Sep 12, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
664 45th Ave · 2 units · $563,271 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
434 41st Ave · 1 unit · $133,075 valuation
Records span Mar 25, 2021 to Sep 2, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
574 44th Ave · 1 unit · $235,237 valuation
Records span Jul 10, 2024 to Aug 15, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit issued (202506259474)
Recorded status: issued
install permeation grouting within property at 774 39th ave. · Declared valuation: $200
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit application filed (202506259474)
Current status: issued
install permeation grouting within property at 774 39th ave. · Declared valuation: $200
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
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 9.8 yr (first record Dec 29, 2016) with no new permit activity recorded in 7.8 yr.
Active in "Issued" for 9 yr (first record Oct 24, 2017) with no new permit activity recorded in 6.2 yr.
Active in "Applied" for 4.4 yr (first record May 26, 2022) with no new permit activity recorded in 4.4 yr.
Active in "Issued" for 5.3 yr (first record Jul 26, 2021) with no new permit activity recorded in 3.4 yr.
Active in "Issued" for 4.8 yr (first record Dec 30, 2021) with no new permit activity recorded in 2.7 yr.
Active in "Issued" for 2.7 yr (first record Feb 26, 2024) with no new permit activity recorded in 2.7 yr.
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 ($17,550/yr) + local voter-approved bond debt ($3,159/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$96,193/yr
Cash needed: $386,100
NOI: $10,298/yr
P&I: $8,874/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 | −$8,430/mo | -26.2% | $15,079/mo | −$8,444/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,016/mo | -24.9% | $13,957/mo | −$7,826/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 | −$7,779/mo | -24.2% | $13,633/mo | −$7,397/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 unitsDec 29, 2016 – Dec 21, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
install permeation grouting within property at 774 39th ave.
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
rev to 201612296205, reduce # windows, elimination south side top window, reduce bedrm closets from 2 to 1, eliminate south side bottom window, eliminate north facing window, change stairrail, window finish per planning.reduced electrical.
add 1 adu on ground floor. residential addition to (e) house adding 210 sf of footprint, (n) master bedroom suite, laundry, internal stair & extension to (e) bedrooms. adding (n) office/bedroom
revision to ref pa 2016-0802-4015. replace (e) windows (not street-visible), streghtening, layout changes to interior
street space
kitchen - new drywall, electrical, cabinets, tile, flooring. bathroom - new drywall, tub,sink, lighting. no alteration of wall, window and door
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 |
|---|---|---|---|---|---|---|
| 2018 | —(201612296205) | ADU · Renter | — | 1 (Dec 21, 2018) | — | — |
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
774 39TH 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 1606/029. Assessed value is not market value.
Search by block/lot 1606/029 (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.