San Francisco · Inner Richmond · Block/lot 1649/013 · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 8 permitted, 1 proposed or in review.
15 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.
627 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.
$1,852,000
Benchmark range: $1,574,000 – $2,130,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 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 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 RTO-C 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 7.4 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 7.4 yr (first record May 17, 2019), with no completion or new permit record in 7.4 yr. · 1 unit
Permit issued and active for 8.9 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 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 (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 plumbing / water heater / sewer (683 14th Av): First appeared in published agency feed
Record 202610269897 · 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)
623 09th Ave · 1 unit · $449,948 valuation
Records span Nov 17, 2023 to Jul 10, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Fire alarm / sprinkler permit issued (202505015659)
Recorded status: complete
installation of a new sprinkler monitoring system, sprinkler water flow and supervisory system. ref sprinkler permit 202212168519. · Declared valuation: $8,000 · 3 housing units
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
669a 07th Ave · 1 unit · $1 valuation
Records span Jun 15, 2023 to May 1, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Fire alarm / sprinkler permit application filed (202505015659)
Current status: complete
installation of a new sprinkler monitoring system, sprinkler water flow and supervisory system. ref sprinkler permit 202212168519. · Declared valuation: $8,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
1145 Cabrillo St · 1 unit · $245,919 valuation
Records span Aug 21, 2024 to Mar 24, 2025 (1 permit).
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 7.4 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 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 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 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 3.2 yr (first record Jul 31, 2023) with no new permit activity recorded in 2.4 yr.
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
+48.2% YoY
City baseline: 90.9 / 1k
345 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 ($18,500/yr) + local voter-approved bond debt ($3,330/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$103,078/yr
Cash needed: $407,000
NOI: $9,177/yr
P&I: $9,355/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 | −$9,004/mo | -26.5% | $15,880/mo | −$9,025/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,590/mo | -25.3% | $14,698/mo | −$8,407/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 | −$8,352/mo | -24.6% | $14,357/mo | −$7,979/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 ↗
Issued3 unitsJun 20, 2019 – Oct 15, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
installation of a new sprinkler monitoring system, sprinkler water flow and supervisory system. ref sprinkler permit 202212168519.
revision to bpa# 201906204022 approve washer dryer hookups in existing closset in unit #2 not recorded on original construction permit 1/29/2025
install new fire sprinkler system per nfra13r for the building throughout including 2" underground fire service. total 55 heads.
reroofing. to comply with cool roof requirements per 2019 california energy code 141.0 b 2b
convert 3 guest rooms with cooking into 3 legal dwelling units/leave extg residential unit 1 intact. renovate remaining units within extg bldg envelope. 4 new dormers at roof level. new units in extg attic reduce retail size.reconfigure(e)deck.add window@level 3 front.
removal of drywall ceilings and walls, insulation removal, limited demo on fire rated walls and ceiling.
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 |
|---|---|---|---|---|---|---|
| 2020 | —(201906204022) | 5+ · Renter | — | 3 (Oct 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 28, 2026
3036 FULTON ST; 3040 FULTON ST
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 1649/013. Assessed value is not market value.
Search by block/lot 1649/013 (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.