San Francisco · Outer Richmond · Block/lot 1677/011C · San Francisco
Since October 2024 within ½ mile: 6 homes completed, 1 permitted.
7 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.
520 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
$1,977,000
Benchmark range: $1,680,000 – $2,274,000
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 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 7.3 yr (first record Jul 24, 2019), with no completion or new permit record in 5.6 yr. · 1 unit · $13,974 declared valuation
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
Permit issued and active for 8.7 yr (first record Feb 5, 2018), with no completion or new permit record in 7.6 yr. · 1 unit · $60,000 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
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 roof replacement (726 30th Av): Description text was updated
Record 202601224366 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff 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)
879 26th Ave · 1 unit · $375,379 valuation
Records span Oct 28, 2024 to May 29, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
862a 42nd Ave · 1 unit · $150,000 valuation
Records span Aug 31, 2020 to Mar 11, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
875a 36th Ave · 1 unit · $28,261 valuation
Records span May 26, 2022 to Jan 24, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
878 38th Ave · 1 unit · $980,334 valuation
Records span Dec 13, 2023 to Jan 8, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
775 26th Ave · 1 unit · $187,000 valuation
Records span May 13, 2021 to Dec 2, 2024 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
838a 40th Ave · 1 unit · $244 valuation
Records span May 14, 2021 to Jun 28, 2024 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
577 37th Ave · 1 unit · $85,000 valuation
Records span Mar 14, 2022 to May 28, 2024 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 unit
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
855 40th Ave · 1 unit · $400,000 valuation
Records span Dec 30, 2021 to Feb 1, 2024 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
4021a Balboa St · 1 unit · $280 valuation
Records span Jan 31, 2017 to Nov 1, 2023 (9 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
4139a Anza St · 1 unit · $150,000 valuation
Records span Sep 22, 2017 to Sep 21, 2023 (3 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 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 5.6 yr.
Active in "Issued" for 7.3 yr (first record Jul 2, 2019) with no new permit activity recorded in 4.2 yr. High-impact scale (2 housing units, $850,000 declared valuation across 5 permits).
Active in "Applied" for 3.3 yr (first record Jul 10, 2023) with no new permit activity recorded in 3.3 yr.
Active in "Issued" for 9 yr (first record Oct 24, 2017) with no new permit activity recorded in 6.2 yr.
Active in "Issued" for 9.8 yr (first record Dec 29, 2016) with no new permit activity recorded in 7.8 yr.
Active in "Applied" for 7.4 yr (first record Jun 3, 2019) with no new permit activity recorded in 6.7 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 ($19,750/yr) + local voter-approved bond debt ($3,555/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$112,138/yr
Cash needed: $434,500
NOI: $7,702/yr
P&I: $9,987/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 | −$9,759/mo | -27.0% | $16,934/mo | −$9,790/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,345/mo | -25.8% | $15,673/mo | −$9,172/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 | −$9,107/mo | -25.2% | $15,310/mo | −$8,744/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 unitsJul 24, 2019 – Mar 25, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
upgrade existing fire alarm system to comply with sffc secrion 1103.7.6.1
revision to pa# 2021-0218-4970; install additional sprinker heads to the rest of ground floor area, connect to (e) riser
install new fire sprinkler system for new adu, egress pathway.
reroofing
add 2 adus on the 1st fl per ordinance #162-16. replace 2 (e) garage door w/ wood trim & aluminum clad windows on fulton st facade and 1 new window on 34th st facade. new landscaping/permeability improvements in required front setback.
legalize unit# 6 per ordinance# 43-14 on 1st floor include 1 kitchen, living room, 1 bedroom, closet & 3 fixture bathroom per plan.
soft story retrofit per sfebc chapter 4d engineering criteria 2016 cebc appendix a4. to comply with nov 201812851.
street space permit
street space permit
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 | —(201907246814) | ADU · Renter | — | 2 (Jul 22, 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
895 34TH AVE; 897 34TH 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 1677/011C. Assessed value is not market value.
Search by block/lot 1677/011C (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.