San Francisco · Inner Sunset · Block/lot 1738/025 · San Francisco
Since October 2024 within ½ mile: 15 homes completed, 13 permitted, 4 proposed or in review.
23 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.
816 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
$1,719,000
Benchmark range: $1,461,000 – $1,977,000
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-INNER SUNSET 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.
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
In "Entitled" for 4.9 yr (since Dec 2, 2021), with no new permit record in 4.9 yr. · 2 units
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
Permit issued and active for 5.3 yr (first record Jul 20, 2021), with no completion or new permit record in 4.8 yr. · 1 unit · $100,000 declared valuation
Permit issued and active for 7.6 yr (first record Apr 8, 2019), with no completion or new permit record in 4.6 yr. · 1 unit · $60,000 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 addition (adds square footage) (1582 Funston Av): Declared valuation changed from 0 to 117000
Record 202610269896 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1360 09th Av): First appeared in published agency feed
Record 202610280004 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1582 Funston Av): First appeared in published agency feed
Record 202610269896 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
Nearby plumbing / water heater / sewer (1318 05th Av): Status changed from issued to complete
Record 202411155130 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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)
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)
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)
1306 Funston Ave · 1 unit · $500,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
630 Kirkham St · 1 unit · $70,000 valuation
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)
1527 10th Ave · 1 unit · $80,000 valuation
Records span Jul 24, 2025 to Feb 11, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1201 12th Ave · 4 units · $30,500 valuation
Records span Nov 12, 2024 to Nov 19, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1312 18th Ave · 1 unit · $10,000 valuation
Records span Jan 27, 2022 to Oct 30, 2025 (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 "Applied" for 5.2 yr (first record Aug 5, 2021) with no new permit activity recorded in 5.2 yr.
Active in "Issued" for 9.3 yr (first record Jul 13, 2017) with no new permit activity recorded in 21 mo. High-impact scale (4 housing units, $4,281,550 declared valuation across 3 permits).
Active in "Applied" for 3.6 yr (first record Mar 16, 2023) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 14 mo (first record Aug 28, 2025) with no new permit activity recorded in 14 mo.
Active in "Issued" for 3.8 yr (first record Dec 30, 2022) with no new permit activity recorded in 2.3 yr.
Active in "Applied" for 16 mo (first record Jul 9, 2025) with no new permit activity recorded in 16 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,600 parcels
+23.2% YoY
City baseline: 91.1 / 1k
442 in trailing 24m
Includes 13 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 ($17,200/yr) + local voter-approved bond debt ($3,096/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$93,656/yr
Cash needed: $378,400
NOI: $10,711/yr
P&I: $8,697/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 | −$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 ↗
Applied1 unitsAug 5, 2021 – Aug 5, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
existing rear detached structure to be converted to new accessory u occupancy structure. comply w/ n.o.v bid-202176965.
replace front window w/ milgard essence clad. tripartite window w/ fixed at center and casement at sides. aluminum clad wood window.
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.
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 29, 2026
1144A IRVING ST; 1144 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 1738/025. Assessed value is not market value.
Search by block/lot 1738/025 (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.