San Francisco · Inner Richmond · Block/lot 1648/004 · San Francisco
Since October 2024 within ½ mile: 108 homes completed, 8 permitted, 1 proposed or in review (97 of them deed-restricted affordable).
17 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.
714 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.
$2,050,000
Benchmark range: $1,743,000 – $2,358,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 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 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 RH-3 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 7.6 yr (first record Apr 9, 2019), with no completion or new permit record in 6.8 yr. · 1 unit · $25,000 declared valuation
In "Applied" for 6.7 yr (since Feb 27, 2020), with no new permit record in 6.7 yr. · 1 unit · $500,000 declared valuation
Permit issued and active for 8.8 yr (first record Jan 25, 2018), with no completion or new permit record in 6.4 yr. · 1 unit · $250,000 declared valuation
Permit issued and active for 7.4 yr (first record Jun 20, 2019), with no completion or new permit record in 6 yr. · 3 units · $825,788 declared valuation
Permit issued and active for 9.6 yr (first record Mar 30, 2017), with no completion or new permit record in 6 yr. · 1 unit · $60,000 declared valuation
In "Applied" for 5.9 yr (since Dec 2, 2020), with no new permit record in 5.9 yr. · 2 units · $120,000 declared valuation
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 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 (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
550a 03rd Ave · 1 unit · $170,525 valuation
Records span Oct 27, 2025 to Oct 2, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
537 10th Ave · 1 unit · $175,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
633 Arguello Bl · 4 units · $2,400,000 valuation
Records span Jul 11, 2024 to Dec 11, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
531 06th Ave · 1 unit · $1,000,000 valuation
Records span Oct 13, 2023 to Dec 2, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
480 09th Ave · 1 unit · $208,200 valuation
Records span Nov 25, 2020 to Sep 3, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
338a 05th Ave · 1 unit · $150,000 valuation
Records span Nov 19, 2021 to Sep 2, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1039 Cabrillo St · 1 unit · $120,000 valuation
Records span Oct 9, 2020 to Aug 11, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
529 03rd Ave · 1 unit · $126,634 valuation
Records span Apr 29, 2025 to Jul 18, 2025 (2 permits).
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 7.6 yr (first record Apr 9, 2019) with no new permit activity recorded in 6.8 yr.
Active in "Applied" for 3.2 yr (first record Aug 11, 2023) with no new permit activity recorded in 3.2 yr. High-impact scale (13 housing units, $1,400,000 declared valuation across 1 permit).
Active in "Issued" for 7.4 yr (first record Jun 20, 2019) with no new permit activity recorded in 6 yr. High-impact scale (3 housing units, $825,788 declared valuation across 2 permits).
Active in "Applied" for 4.7 yr (first record Feb 10, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (3 housing units, $1,009,002 declared valuation across 2 permits).
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 "Issued" for 9 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).
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 ($20,500/yr) + local voter-approved bond debt ($3,690/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$117,574/yr
Cash needed: $451,000
NOI: $6,817/yr
P&I: $10,366/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 | −$10,212/mo | -27.2% | $17,566/mo | −$10,249/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,798/mo | -26.1% | $16,259/mo | −$9,631/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 | −$9,560/mo | -25.4% | $15,881/mo | −$9,203/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 unitsApr 9, 2019 – Jan 15, 2020
Expired / withdrawn1 unitsJan 10, 2019 – Jan 10, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to obtain final inspection for work approved under pa #201901251294. all work is complete
installing dedicated function fire alarm system for sprinkler monitoring and supervision. ref spinkler permit #202007230730.
provide and install new fire sprinkler overhead and underground to protect outside structure.
street space
add unit per ord 162-16. convert ground floor storage space to adu per ord 162-16.
street space
street space
replace extg rear yard stair with 2 new steel spiral stairs.
structural upgrade at gr fl. add sldg glass door to rear of bldg. remove partiton btwn kitchen and famil rm, remodel 3rd fl bath, infill lightwell, replace doors and windows siding & footings at e rear yard bump out portion
1)add new adu inside extg ground floor. 2)add sliding glass door to adu, 3)replace rear yard stair with new stell spiral stair, 4)add steel beam in garage, 5)at 3rd floor remodel bath and infill light well for new shower, 6)at 3rd floor remove partition between kitchen & family room.
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 |
|---|---|---|---|---|---|---|
| 2020 | —(201904097508) | ADU · Renter | — | 1 (Jan 15, 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 29, 2026
717 05TH AVE; 719 05TH AVE; 719A 05TH AVE
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 1648/004. Assessed value is not market value.
Search by block/lot 1648/004 (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.