San Francisco · Sunset/Parkside · Block/lot 2103/026 · San Francisco
Since October 2024 within ½ mile: 7 homes completed, 4 permitted, 8 proposed or in review.
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.
687 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 30, 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 30, 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 3.5 yr (since May 5, 2023), with no new permit record in 16 mo. · 1 unit · $50,000 declared valuation
In "Applied" for 7.5 yr (since Apr 30, 2019), with no new permit record in 6.7 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 8.2 yr (first record Aug 16, 2018), with no completion or new permit record in 6.3 yr. · 1 unit · $500,000 declared valuation
In "Applied" for 6.1 yr (since Oct 5, 2020), with no new permit record in 6.1 yr. · 1 unit · $195,000 declared valuation
Permit issued and active for 6.7 yr (first record Feb 18, 2020), with no completion or new permit record in 6 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 7 yr (first record Oct 24, 2019), with no completion or new permit record in 5.9 yr. · 1 unit · $20,000 declared valuation
Nearby roof replacement (2323 Noriega St): Status changed from suspend to cancelled
Record 201601116755 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2036 Noriega St): Status changed from suspend to cancelled
Record 201803093322 · 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 (2114 28th Av): Status changed from issued to complete
Record 202410183276 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (2143 26th Av): Status changed from issued to complete
Record 202310168710 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2521 Quintara St): Status changed from issued to complete
Record 202607064587 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202610069065 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1715 34th Av): Status changed from filed to issued
Record 202610209689 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1715 34th Av): Issued date changed from (blank) to 2026-10-27
Record 202610209689 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (2231 29th Av): Declared valuation changed from 0 to 85000
Record 202610229755 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202610280063 · 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 (1735 26th Av): Status changed from filed to withdrawn
Record 202506178861 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
2058 29th Ave · 1 unit · $50,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Nearby repair tied to a housing/code case (2445 Rivera St): Status changed from issued to complete
Record 202510278169 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (1883 31st Av): Status changed from issued to complete
Record 202606032490 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1715 34th Av): Declared valuation changed from 0 to 8221
Record 202610209689 · 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 3.5 yr (first record May 5, 2023) with no new permit activity recorded in 16 mo.
Active in "Applied" for 4.4 yr (first record Jun 7, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 1 permit).
Active in "Issued" for 5.5 yr (first record Apr 16, 2021) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 4.6 yr (first record Mar 29, 2022) with no new permit activity recorded in 2 yr.
Active in "Applied" for 6.1 yr (first record Oct 5, 2020) with no new permit activity recorded in 6.1 yr.
Active in "Issued" for 7 yr (first record Oct 24, 2019) with no new permit activity recorded in 5.9 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 unitsMay 5, 2023 – Jun 23, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to comply with violation 202288711 3/18/22 and 202288851 dated 3/21/22 and 202290671 dated 6/2/22. legalize unauthorized dwelling unit under ordinance 43-16 to comply with notice of complaint c022005098enf replaced window
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 |
|---|---|---|---|---|---|---|
| 2025 | 2724 Pacheco Street(2023-005689PRJ) | ADU · Renter | 1 (Jun 23, 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.
Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026
2724 PACHECO ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2103/026. Assessed value is not market value.
Search by block/lot 2103/026 (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.