San Francisco · Sunset/Parkside · Block/lot 1812/033 · San Francisco
Since October 2024 within ½ mile: 15 homes completed, 11 permitted, 3 proposed or in review; 1 commercial or mixed-use project.
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.
694 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.
$1,739,000
Benchmark range: $1,478,000 – $2,000,000
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.
Permit issued and active for 8.1 yr (first record Oct 10, 2018), with no completion or new permit record in 6.8 yr. · 1 unit · $25,000 declared valuation
Permit issued and active for 7.5 yr (first record Apr 19, 2019), with no completion or new permit record in 5 yr. · 1 unit · $80,000 declared valuation
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 3.5 yr (first record Apr 19, 2023), with no completion or new permit record in 3.5 yr. · 1 unit
Permit issued and active for 4.5 yr (first record May 10, 2022), with no completion or new permit record in 2.9 yr. · 1 unit · $348,791 declared valuation
In "Entitled" for 2.6 yr (since Apr 9, 2024), with no new permit record in 2.6 yr. · 1 unit
Nearby remodel / interior alteration (1782 39th Av): Status changed from filed to issued
Record 202610209679 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1782 39th Av): Issued date changed from (blank) to 2026-10-29
Record 202610209679 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1710 45th Av): First appeared in published agency feed
Record 202610290096 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1627 47th Av): Status changed from suspend to cancelled
Record 202106293414 · 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 remodel / interior alteration (1619 43rd Av): Status changed from approved to issued
Record 202604139317 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1619 43rd Av): Issued date changed from (blank) to 2026-10-27
Record 202604139317 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1619 43rd Av): Description text was updated
Record 202604139317 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (1483 47th Av): Status changed from issued to complete
Record 202606163355 · 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 (1782 39th Av): Declared valuation changed from 0 to 35000
Record 202610209679 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1782 39th Av): Description text was updated
Record 202610209679 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (1491 47th Av): First appeared in published agency feed
Record S20261026777 · 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
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 8.1 yr (first record Oct 10, 2018) with no new permit activity recorded in 6.8 yr.
Active in "Issued" for 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 10 mo. High-impact scale (1 housing unit, $1,062,978 declared valuation across 1 permit).
Active in "Applied" for 22 mo (first record Jan 9, 2025) with no new permit activity recorded in 11 mo. High-impact scale (1 housing unit, $900,000 declared valuation across 1 permit).
Active in "Applied" for 12 mo (first record Oct 28, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 7.3 yr (first record Jul 16, 2019) with no new permit activity recorded in 14 mo.
Active in "Issued" for 7.5 yr (first record Apr 19, 2019) with no new permit activity recorded in 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 ($17,400/yr) + local voter-approved bond debt ($3,132/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$95,106/yr
Cash needed: $382,800
NOI: $10,475/yr
P&I: $8,798/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 | −$8,339/mo | -26.1% | $14,952/mo | −$8,352/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,925/mo | -24.8% | $13,840/mo | −$7,734/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 | −$7,688/mo | -24.1% | $13,518/mo | −$7,305/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 ↗
Issued1 unitsOct 10, 2018 – Dec 31, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
garage door replacement: install new garage door and door opener. (e) material: sectional wood door. (n) material to install: steel sectional door. no window in door.
revision to pa #2018-1010-2775: make existing rear yard cottage into an adu. work is limited to basement of main building to increase headroom in exitway previously reviewed by plan checker on 2/24/20.
rear building. renovation of existing rear yard cottage to be an accessory dweling unit per ordinance 95-17
interiorremodel of residential unit. nostructural work. exterior relocation of entry door.
new half bathroom & laundry area in existing lower level interior, no exterior work. no structural work.
reroofing
repair s/w front built-in box gutter. repair dryrot. rmeove stucco on s/w corner and replce in-kind after wood has been repaired.
replace sectional overhead door with two-leaf carriage doors. 2 swinging in door system. same size/location
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2019 | —(201810102775) | ADU · Renter | — | 1 (Dec 31, 2019) | — | — |
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
1446 42ND AVE; 1446A 42ND 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 1812/033. Assessed value is not market value.
Search by block/lot 1812/033 (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.