San Francisco · Inner Richmond · Block/lot 1635/003 · San Francisco
Since October 2024 within ½ mile: 113 homes completed, 12 permitted, 2 proposed or in review (97 of them deed-restricted affordable).
23 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.
855 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.
$2,091,000
Benchmark range: $1,777,000 – $2,405,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 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 30, 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 2.9 yr (first record Nov 17, 2023), with no completion or new permit record in 16 mo. · 1 unit · $449,948 declared valuation
In "Approved" for 5.9 yr (since Dec 17, 2020), with no new permit record in 5.9 yr. · $5,000 declared valuation
In "Applied" for 5.2 yr (since Aug 25, 2021), with no new permit record in 5.2 yr. · 3 units · $300,000 declared valuation
In "Applied" for 4.7 yr (since Feb 25, 2022), with no new permit record in 4.7 yr. · 7 units · $250,000 declared valuation
In "Applied" for 4.5 yr (since Apr 29, 2022), with no new permit record in 4.5 yr. · 1 unit · $40,000 declared valuation
Permit issued and active for 9.1 yr (first record Oct 10, 2017), with no completion or new permit record in 4.5 yr. · 1 unit · $1,200,000 declared valuation
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 windows / doors / siding (655 09th Av): Status changed from suspend to cancelled
Record 202301200478 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (495 12th Av): Status changed from suspend to cancelled
Record 201703312871 · 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 remodel / interior alteration (607 07th Av): Status changed from filed to issued
Record 202606264060 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (607 07th Av): Issued date changed from (blank) to 2026-10-28
Record 202606264060 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (607 07th Av): Declared valuation changed from 0 to 100000
Record 202606264060 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (711 04th Av): Status changed from issued to complete
Record 202609258660 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (778 10th Av): First appeared in published agency feed
Record 202610279939 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (338 12th Av): First appeared in published agency feed
Record 202610279972 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (720 04th Av): First appeared in published agency feed
Record 202610280002 · 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 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 electrical / panel (843 Clement St): First appeared in published agency feed
Record 202610269887 · 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 2.9 yr (first record Nov 17, 2023) with no new permit activity recorded in 16 mo.
Active in "Issued" for 5.8 yr (first record Jan 19, 2021) with no new permit activity recorded in 3.1 yr. High-impact scale (1 housing unit, $759,903 declared valuation across 1 permit).
Active in "Applied" for 2.9 yr (first record Nov 22, 2023) with no new permit activity recorded in 2.5 yr. High-impact scale (2 housing units, $1,409,648 declared valuation across 2 permits).
Active in "Issued" for 4.6 yr (first record Apr 7, 2022) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,879,780 declared valuation across 5 permits).
Active in "Issued" for 9.1 yr (first record Oct 10, 2017) with no new permit activity recorded in 4.5 yr. High-impact scale (1 housing unit, $1,200,000 declared valuation across 12 permits).
Active in "Applied" for 4.7 yr (first record Feb 25, 2022) with no new permit activity recorded in 4.7 yr. High-impact scale (7 housing units, $250,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,951 parcels
+46.1% YoY
City baseline: 91.1 / 1k
347 in trailing 24m
Includes 11 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 ($20,900/yr) + local voter-approved bond debt ($3,762/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$120,473/yr
Cash needed: $459,800
NOI: $6,345/yr
P&I: $10,568/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 | −$10,453/mo | -27.3% | $17,903/mo | −$10,494/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$10,039/mo | -26.2% | $16,571/mo | −$9,876/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 | −$9,802/mo | -25.6% | $16,186/mo | −$9,448/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 unitsNov 17, 2023 – Jul 10, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to pa #202512302963 and 202311170998: add 18"x36" sh window in lightwell on ground floor adu. add (2) two openings 16"x44" (clearstory) on wall between media room and bedroom on ground floor adu
revision to pa #202311170998: revise a door opening location in the adu with minor structural revisions, window material to vinyl and landscaping in the rear yard. all other scopes to remain unchanged.
horizontal addition. construct new adu under government code section 65852.2 - state program ; 1st/f: attached adu approx 886 sqft. 2nd/f: new deck above ground floor extension rear bay window alterations interior remodeling3rd/f: new deck. rear bay window alteration. interior remodeling.
replace 9 windows with retrofit fiberglass (6) 3rd story street facing and (3) 2nd story street facing.
install 10 vinyl windows in kind into existing frames. no change in size, location. windows do not face the street. if applicable bedroom window s will comply with section 1029 egress
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 |
|---|---|---|---|---|---|---|
| 2025 | —(202311170998) | ADU · Renter | — | 1 (Jul 10, 2025) | — | — |
| 2024 | 623-625 9TH AVE(2023-010433PRJ) | ADU · Renter | 1 (Jul 30, 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 30, 2026
623 09TH AVE; 625 09TH AVE; 625A 09TH AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1635/003. Assessed value is not market value.
Search by block/lot 1635/003 (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.