San Francisco · Sunset/Parkside · Block/lot 1712/001M · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 9 permitted, 1 proposed or in review; 1 commercial or mixed-use project.
18 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.
448 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.
$1,492,000
Benchmark range: $1,268,000 – $1,716,000
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-1 as single-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.
In "Applied" for 4.5 yr (since Apr 14, 2022), with no new permit record in 4.5 yr. · 1 unit · $17,000 declared valuation
Permit issued and active for 8.6 yr (first record Mar 12, 2018), with no completion or new permit record in 8.6 yr. · 1 unit
Permit issued and active for 8.6 yr (first record Mar 12, 2018), with no completion or new permit record in 7.8 yr. · 1 unit · $65,000 declared valuation
Permit issued and active for 7.6 yr (first record Apr 11, 2019), with no completion or new permit record in 7.6 yr. · 1 unit
In "Applied" for 7 yr (since Nov 15, 2019), with no new permit record in 7 yr. · 1 unit · $15,000 declared valuation
Permit issued and active for 9.8 yr (first record Dec 28, 2016), with no completion or new permit record in 6.9 yr. · 1 unit · $18,000 declared valuation
Nearby windows / doors / siding (2922 Irving St): Declared valuation changed from 0 to 500000
Record 202610149427 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2922 Irving St): Description text was updated
Record 202610149427 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (1491 37th Av): Status changed from issued to complete
Record 202510097033 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (1491 37th Av): Status changed from issued to complete
Record 202607285696 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1491 37th Av): Status changed from issued to complete
Record 202608076237 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1243 34th Av): Declared valuation changed from 0 to 90000
Record 202608287388 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4335 Lincoln Wy): First appeared in published agency feed
Record 202610280013 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1553 35th Av): Status changed from filed to issued
Record 202610069093 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1553 35th Av): Issued date changed from (blank) to 2026-10-26
Record 202610069093 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1475 45th Av): Status changed from filed to issued
Record 202610229773 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1475 45th Av): Issued date changed from (blank) to 2026-10-26
Record 202610229773 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1475 45th Av): Declared valuation changed from 0 to 10000
Record 202610229773 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1553 35th Av): Description text was updated
Record 202610069093 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (1474 39th Av): Declared valuation changed from 0 to 25000
Record 202610169543 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (1474 39th Av): Description text was updated
Record 202610169543 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff 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 4.5 yr (first record Apr 14, 2022) with no new permit activity recorded in 4.5 yr.
Active in "Issued" for 7.5 yr (first record Apr 19, 2019) with no new permit activity recorded in 5 yr.
Active in "Issued" for 9.8 yr (first record Dec 28, 2016) with no new permit activity recorded in 6.9 yr.
Active in "Applied" for 7 yr (first record Nov 15, 2019) with no new permit activity recorded in 7 yr.
Active in "Issued" for 4.5 yr (first record May 10, 2022) with no new permit activity recorded in 2.9 yr.
Active in "Entitled" for 2.6 yr (first record Apr 9, 2024) with no new permit activity recorded in 2.6 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 22,315 parcels
+12.3% YoY
City baseline: 91.1 / 1k
860 in trailing 24m
Includes 50 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 ($14,900/yr) + local voter-approved bond debt ($2,682/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$76,986/yr
Cash needed: $327,800
NOI: $13,425/yr
P&I: $7,534/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 | −$6,829/mo | -25.0% | $12,845/mo | −$6,822/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,416/mo | -23.5% | $11,889/mo | −$6,204/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 | −$6,178/mo | -22.6% | $11,613/mo | −$5,775/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 unitsApr 14, 2022 – Apr 14, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
addition of one adu unit at the first floor per the state adu program.
converting 2 storage areas into kitchen and bedroom
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
1255 38TH 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 1712/001M. Assessed value is not market value.
Search by block/lot 1712/001M (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.