1704 Irving St

San Francisco · Inner Sunset · Block/lot 1732/019 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 13 homes completed, 8 permitted, 3 proposed or in review.

19 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.

632 permits within ½ mile since October 2024

Adds housing (ADU)14 · 17 units
Additions & renovations171
Building systems343
Repairs17
Other87

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.

Explore projects on the map →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned NCD-INNER SUNSET (mixed use): state law allows ADUs where homes are allowed.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned NCD-INNER SUNSET (mixed use), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned NCD-INNER SUNSET (mixed use), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980113A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

Accessory dwelling unit (new or conversion)6

See them on the map →

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 NCD-INNER SUNSET as mixed use, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

69 events · 19 slow/stalled projects

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.

Slow-moving or stalled projects (19)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

Slow paceAccessory dwelling unit at 1704a Irving StIssued
On this parcel
Permit issued and active for 2.5 yr (first record May 15, 2024), with no completion or new permit record in 7 mo. · 1 unit · $340,607 declared valuation
StalledAccessory dwelling unit at 1397 12th AveApplied
0.39 mi E
In "Applied" for 5.3 yr (since Jul 6, 2021), with no new permit record in 5.3 yr. · 1 unit · $150,000 declared valuation
StalledNew home at 1144a Irving StApplied
0.33 mi E
In "Applied" for 5.2 yr (since Aug 5, 2021), with no new permit record in 5.2 yr. · 1 unit · $50,000 declared valuation
Stalled8 new homes at 2513v Irving StApplied
0.48 mi W
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
Stalled2 new homesEntitled
410 ft E
In "Entitled" for 4.9 yr (since Dec 2, 2021), with no new permit record in 4.9 yr. · 2 units
StalledAccessory dwelling unit at 1479a 17th AveIssued
0.25 mi S
Permit issued and active for 5.5 yr (first record Apr 30, 2021), with no completion or new permit record in 4.8 yr. · 1 unit · $80,000 declared valuation

202615 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.2 mi S
Nearby remodel / interior alteration (1433 17th Av): First appeared in published agency feed
Record 202610269910 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.49 mi S
Nearby fire alarm / sprinkler (1653 16th Av): Status changed from filed to issued
Record 202603187792 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.49 mi S
Nearby fire alarm / sprinkler (1653 16th Av): Issued date changed from (blank) to 2026-10-23
Record 202603187792 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.45 mi SW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.5 mi SE
Nearby repair tied to a housing/code case (1607 15th Av): Declared valuation changed from 0 to 15000
Record 202609118006 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.45 mi SW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.36 mi W
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
Sep 10, 2026Nearby project · Issued
0.16 mi SW
Accessory dwelling unit at 1342a 21st Ave — Issued
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)
Jul 17, 2026Nearby project · Applied
0.4 mi SW
Accessory dwelling unit at 1419 24th Ave — Applied
1419 24th Ave · 1 unit · $1,500 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Jun 29, 2026Nearby project · Issued
430 ft NW
Accessory dwelling unit at 1251 19th Ave — Issued
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)
May 15, 2026Nearby project · Applied
0.33 mi W
Accessory dwelling unit at 1354 24th Ave — Applied
1354 24th Ave · 1 unit · $80,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Apr 9, 2026Nearby project · Finaled / completed
0.27 mi S
Accessory dwelling unit at 1526a Kirkham St — Finaled / completed
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)
Apr 6, 2026Nearby project · Applied
0.33 mi E
Accessory dwelling unit at 1306 Funston Ave — Applied
1306 Funston Ave · 1 unit · $500,000 valuation
⏱ Slow turnaround:In "Applied" for 7 mo (since Apr 6, 2026), with no new permit record in 7 mo.
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Mar 19, 2026Nearby project · Issued
0.4 mi SW
Accessory dwelling unit at 1924 Kirkham St — Issued
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)
Mar 17, 2026Permit issued
On this parcel
Accessory dwelling unit (new or conversion) permit issued (202403117534)
Recorded status: issued
to erect a 2-story, type v-b, 1 adu structure at rear yard. · Declared valuation: $340,607 · 1 housing unit
⏱ Slow turnaround:Issued 22 mo after application (May 15, 2024) — longer review cycle
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel

Showing 15 of 69 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

90 new homes at 2550 Irving StIssuedNo new record in 2.4 yr90 units
0.48 mi W
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).
Accessory dwelling unit at 1704a Irving StIssuedNo new record in 7 mo
On this parcel
Active in "Issued" for 2.5 yr (first record May 15, 2024) with no new permit activity recorded in 7 mo.
8 new homes at 2513v Irving StAppliedNo new record in 5.1 yr8 units
0.48 mi W
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).
2 new homesEntitledNo new record in 4.9 yr
410 ft E
Active in "Entitled" for 4.9 yr (first record Dec 2, 2021) with no new permit activity recorded in 4.9 yr.
Accessory dwelling unit at 1322 20th AveAppliedNo new record in 4.6 yr
510 ft SW
Active in "Applied" for 4.7 yr (first record Mar 2, 2022) with no new permit activity recorded in 4.6 yr.
Accessory dwelling unit at 1371 20th AveAppliedNo new record in 3.6 yr
0.16 mi SW
Active in "Applied" for 3.6 yr (first record Mar 23, 2023) with no new permit activity recorded in 3.6 yr.

Neighborhood renovation & housing momentum: Inner Sunset

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,600 parcels

Rank #11 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 244 vs 198 permits
24m rate per 1,000 parcels: 67.0
5-year substantial permits: 1,059
Housing additions (24m): 15 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Inner Sunset$2,963±$187

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Inner SunsetCensus ACS 2020–2024 owner-occupied self-reported median

$1,719,000±$84,400

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$344,000Interest rate (%)Loan termClosing costs (%)$34,400

Prop 13 post-purchase property tax estimate

$1,729/mo ($20,746/yr · 1.21%)

Under 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 ($17,200/yr) + local voter-approved bond debt ($3,096/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$3,096/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$7,805
Cash-on-cash return: -24.8%
Cap rate (Year 1 NOI): 0.62%
DSCR (NOI / debt): 0.10x
Break-even gross rent: $13,684/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,527 − Debt $8,697)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,729

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$893

Mortgage principal & interest (1,376,000 loan)−$8,697

Net monthly cash flow−$7,805

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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	−$8,218/mo	-26.1%	$14,784/mo	−$8,229/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$7,805/mo	-24.8%	$13,684/mo	−$7,612/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	−$7,567/mo	-24.0%	$13,366/mo	−$7,183/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 1704a Irving St
Issued1 unitsMay 15, 2024 – Mar 17, 2026

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

1 records

Accessory dwelling unit (new or conversion)202403117534
to erect a 2-story, type v-b, 1 adu structure at rear yard.
to erect a 2-story, type v-b, 1 adu structure at rear yard.
Applied
May 15, 2024
Issued
Mar 17, 2026
Recorded status
issued as of Mar 17, 2026
Declared valuation
$340,607

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2025	ADU - 1704 IRVING STREET(2024-004460PRJ)	ADU · Renter	1 (Jul 16, 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.

Zoning & planning

Zoning: NCD: INNER SUNSET NEIGHBORHOOD COMMERCIAL code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 28, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 3

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 1732/019. Assessed value is not market value.
Property tax payment
Search by block/lot 1732/019 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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

−$8,218/mo

-26.1%

$14,784/mo

−$8,229/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$7,805/mo

-24.8%

$13,684/mo

−$7,612/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

−$7,567/mo

-24.0%

$13,366/mo

−$7,183/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

ADU - 1704 IRVING STREET(2024-004460PRJ)

ADU · Renter

1 (Jul 16, 2025)

—