San Francisco · Sunset/Parkside · Block/lot 1724/038 · San Francisco
Since October 2024 within ½ mile: 10 homes completed, 9 permitted, 4 proposed or in review.
22 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 29, 2026
$1,492,000
Benchmark range: $1,268,000 – $1,716,000
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 29, 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 NCD-IRVING as mixed use, 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 4.5 yr (first record May 5, 2022), with no completion or new permit record in 2.4 yr. · 90 units · $50,000,000 declared valuation
In "Applied" for 6.1 yr (since Sep 4, 2020), with no new permit record in 6.1 yr. · 1 unit · $30,000 declared valuation
In "Applied" for 5.1 yr (since Oct 1, 2021), with no new permit record in 5.1 yr. · 8 units · $6,500,000 declared valuation
Permit issued and active for 7.2 yr (first record Aug 29, 2019), with no completion or new permit record in 4.7 yr. · 1 unit · $20,000 declared valuation
In "Applied" for 4.6 yr (since Mar 18, 2022), with no new permit record in 4.6 yr. · 1 unit · $40,000 declared valuation
In "Applied" for 4.7 yr (since Mar 2, 2022), with no new permit record in 4.6 yr. · 1 unit · $30,000 declared valuation
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 (2015 Judah St): Status changed from issued to complete
Record 202607074652 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2015 Judah St): Status changed from issued to complete
Record 202610099272 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2315 Irving St): No longer present in latest agency feed
Record 202610219740 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
1342a 21st Ave · 1 unit · $66,859 valuation
Records span Jun 3, 2026 to Sep 10, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1519 28th Ave · 1 unit · $182,850 valuation
Records span Jul 8, 2025 to Jul 29, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1419 24th Ave · 1 unit · $1,500 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1251 19th Ave · 1 unit · $153,064 valuation
Records span Oct 22, 2025 to Jun 29, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2722 Irving St · 1 unit · $242,943 valuation
Records span Dec 1, 2025 to Jun 10, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1354 24th Ave · 1 unit · $80,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1526a Kirkham St · 1 unit · $1 valuation
Records span Nov 19, 2025 to Apr 9, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1924 Kirkham St · 1 unit · $178,458 valuation
Records span Dec 2, 2025 to Mar 19, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1704a Irving St · 1 unit · $340,607 valuation
Records span May 15, 2024 to Mar 17, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1369 26th Ave · 1 unit · $159,065 valuation
Records span Aug 6, 2025 to Jan 28, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1417a 21st Ave · 1 unit · $34,404 valuation
Records span May 27, 2025 to Dec 22, 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 4.5 yr (first record May 5, 2022) with no new permit activity recorded in 2.4 yr. High-impact scale (90 housing units, 89 deed-restricted affordable, $50,000,000 declared valuation across 3 permits).
Active in "Applied" for 5.1 yr (first record Oct 1, 2021) with no new permit activity recorded in 5.1 yr. High-impact scale (8 housing units, $6,500,000 declared valuation across 1 permit).
Active in "Issued" for 7.6 yr (first record Apr 2, 2019) with no new permit activity recorded in 2.1 yr. High-impact scale (2 housing units, $1,456,560 declared valuation across 3 permits).
Active in "Applied" for 17 mo (first record Jun 3, 2025) with no new permit activity recorded in 17 mo.
Active in "Issued" for 6.7 yr (first record Feb 18, 2020) with no new permit activity recorded in 4.4 yr.
Active in "Applied" for 4.5 yr (first record Apr 26, 2022) with no new permit activity recorded in 4.5 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 ↗
Issued90 units89 deed-restrictedMay 5, 2022 – Jun 11, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to erect 7-story, type i-b, 90 dwelling units bldg with zero basements. to include residential support service office, property management office, bike parking, serice space, & residential parking with puzzle lift and pit stacker system. (100% affordable housing) mayor dir 13-01.
demolish a 2 story, 2 basement, office building.
abatement of extg bldg per hazmat. report dated 3/25/22 to include however not limitted to joint compound, light balasts, ac units light tubes. ref demo permit pa#202206277192
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 29, 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 |
|---|---|---|---|---|---|---|
| 2024 | —(202205053630) | 5+ · Renter | — | 90 (Jun 11, 2024) | — | 89 |
| 2022 | 2550 IRVING ST(2021-012100PRJ) | 5+ · Renter | 90 (Aug 17, 2022) | — | — | 40 |
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 29, 2026
2520 IRVING ST; 2550 IRVING ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 1724/038. Assessed value is not market value.
Search by block/lot 1724/038 (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.
This site does not show owner names.