San Francisco · Inner Richmond · Block/lot 1648/012 · San Francisco
Since October 2024 within ½ mile: 107 homes completed, 8 permitted, 1 proposed or in review (97 of them deed-restricted affordable).
16 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.
658 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.
$1,859,000
Benchmark range: $1,580,000 – $2,138,000
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-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.
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 9 yr (first record Nov 15, 2017), with no completion or new permit record in 7.3 yr. · 1 unit · $200,000 declared valuation
Permit issued and active for 7.2 yr (first record Aug 8, 2019), with no completion or new permit record in 7.2 yr. · 1 unit
Permit issued and active for 10 yr (first record Oct 26, 2016), with no completion or new permit record in 6.9 yr. · 2 units · $183,000 declared valuation
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
Permit issued and active for 8.5 yr (first record May 14, 2018), with no completion or new permit record in 6.8 yr. · 1 unit · $88,500 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)
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)
3953 Geary Bl · 1 unit · $15,000 valuation
Records span Sep 2, 2020 to Jul 11, 2025 (4 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 "Applied" for 6.7 yr (first record Feb 27, 2020) with no new permit activity recorded in 6.7 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 2.3 yr (first record Jul 11, 2024) with no new permit activity recorded in 11 mo. High-impact scale (4 housing units, $2,400,000 declared valuation across 2 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 ($18,600/yr) + local voter-approved bond debt ($3,348/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$103,803/yr
Cash needed: $409,200
NOI: $9,059/yr
P&I: $9,405/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 | −$9,064/mo | -26.6% | $15,964/mo | −$9,086/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,650/mo | -25.4% | $14,776/mo | −$8,468/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 | −$8,413/mo | -24.7% | $14,433/mo | −$8,040/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 ↗
Applied1 unitsFeb 27, 2020 – Feb 27, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
remove/replace rear & side siding, remove/replace rear window sills & replace wood, paint entire house. not visible from street.
reroofing
build a firewall along with the (e) rear stairs.
revision to pa# 202109148417. add 1 door to garage. update as built. replace windows at front and rear in same openings. at front to be replaced with aluminum-clad wood casement windows.
front bldg: remodel. 1st/f enlarge parking spaces & remove bath and storage. remove rear facade window and replace siding. 2nd/f and 3rd/f replace in-kind rear windows. replae in-kind (e) grage door.
to erect a type-5, 4-story single family dwelling with no basement in rear.
revision to pa#201809211114 to change address from 763 to 765 5th ave.
soundproof ceiling with resiliant channles and green glue/double gypsum board at 2 bedrooms, living room, kitchen, hallways. maint 1hr fire rating between units. add 7 recessed lights, change faucet in kitchen.
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
763 05TH AVE; 765 05TH 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 1648/012. Assessed value is not market value.
Search by block/lot 1648/012 (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.