San Francisco · Outer Richmond · Block/lot 1680/038 · San Francisco
Since October 2024 within ½ mile: 8 homes completed, 1 permitted, 3 proposed or in review.
11 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.
565 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
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 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 9.1 yr (first record Sep 8, 2017), with no completion or new permit record in 8 yr. · 1 unit · $82,000 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
In "Applied" for 6.4 yr (since Jun 9, 2020), with no new permit record in 6.4 yr. · 2 units · $150,000 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
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 addition (adds square footage) (727 43rd Av): First appeared in published agency feed
Record 202610229791 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
577 39th Ave · 1 unit · $55,107 valuation
Records span Oct 2, 2025 to Sep 21, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project 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)
Accessory dwelling unit (new or conversion) permit issued (202507030139)
Recorded status: complete
install a new nfpa 13r-wet pipe, automatic fire sprinkler system on the ground level to convert 583 into adu on a 3 story building. installation of new 2" dedicated underground fire service. dedicated underground will be done on separate permit. ref pa 202308315739 · Declared valuation: $10,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
7333 Geary Bl · 1 unit · $125,000 valuation
Records span May 20, 2022 to Sep 12, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
664 45th Ave · 2 units · $563,271 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (202507030139)
Current status: complete
install a new nfpa 13r-wet pipe, automatic fire sprinkler system on the ground level to convert 583 into adu on a 3 story building. installation of new 2" dedicated underground fire service. dedicated underground will be done on separate permit. ref pa 202308315739 · Declared valuation: $10,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
750 44th Ave · 1 unit · $145,000 valuation
Records span May 3, 2018 to Jun 4, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Building permit reported to State HCD for 1 housing unit (202308315739)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (202308315739)
Recorded status: issued
convert existing 583 sqft space into an adu.renovate (e) space with (n) plumbing fixtures & cabinets (n) electrical to current code (n) led lighting (n) flooring,wall & ceiling finish (n) mini split hvac (n) tankless water heater (n) dbl.30" x 6'8" sliding glass door. no site work.no change to ext. · Declared valuation: $145,750 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
631 43rd Ave · 1 unit · $215,205 valuation
Records span Sep 24, 2024 to Apr 14, 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)
4945 Anza St · 1 unit · $160,000 valuation
Records span Jun 21, 2022 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)
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 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 4.4 yr (first record May 26, 2022) with no new permit activity recorded in 4.4 yr.
Active in "Issued" for 4.8 yr (first record Dec 30, 2021) with no new permit activity recorded in 2.7 yr.
Active in "Issued" for 5.3 yr (first record Jul 26, 2021) with no new permit activity recorded in 3.4 yr.
Active in "Issued" for 7.3 yr (first record Jul 24, 2019) with no new permit activity recorded in 5.6 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 ($15,800/yr) + local voter-approved bond debt ($2,844/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$83,509/yr
Cash needed: $347,600
NOI: $12,363/yr
P&I: $7,989/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 | −$7,373/mo | -25.5% | $13,603/mo | −$7,372/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,959/mo | -24.0% | $12,591/mo | −$6,755/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 | −$6,722/mo | -23.2% | $12,299/mo | −$6,326/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 ↗
Finaled / completed1 unitsAug 31, 2023 – Oct 7, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
install a new nfpa 13r-wet pipe, automatic fire sprinkler system on the ground level to convert 583 into adu on a 3 story building. installation of new 2" dedicated underground fire service. dedicated underground will be done on separate permit. ref pa 202308315739
convert existing 583 sqft space into an adu.renovate (e) space with (n) plumbing fixtures & cabinets (n) electrical to current code (n) led lighting (n) flooring,wall & ceiling finish (n) mini split hvac (n) tankless water heater (n) dbl.30" x 6'8" sliding glass door. no site work.no change to ext.
unit 866: remodel kitchen within the space of the extg kitchen. unit 868 no work
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 |
|---|---|---|---|---|---|---|
| 2025 | —(202308315739) | ADU · Renter | — | 1 (May 7, 2025) | — | — |
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
866 38TH AVE; 866A 38TH AVE; 868 38TH 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 1680/038. Assessed value is not market value.
Search by block/lot 1680/038 (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.
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