San Francisco · Sunset/Parkside · Block/lot 2111/002 · San Francisco
Since October 2024 within ½ mile: 12 homes completed, 3 permitted, 6 proposed or in review.
20 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.
785 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 28, 2026
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 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 4.4 yr (since Jun 7, 2022), with no new permit record in 4.4 yr. · 1 unit · $800,000 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
In "Applied" for 5.9 yr (since Dec 8, 2020), with no new permit record in 5.9 yr. · 1 unit · $404,323 declared valuation
In "Applied" for 5 yr (since Oct 13, 2021), with no new permit record in 5 yr. · 1 unit · $250,000 declared valuation
Permit issued and active for 7 yr (first record Oct 28, 2019), with no completion or new permit record in 4.9 yr. · 1 unit · $120,000 declared valuation
In "Applied" for 4.4 yr (since May 31, 2022), with no new permit record in 4.4 yr. · 1 unit · $25,000 declared valuation
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
Nearby remodel / interior alteration (2050 16th Av): First appeared in published agency feed
Record 202610269892 · 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 remodel / interior alteration (1874 18th Av): No longer present in latest agency feed
Record 202608277268 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
2178 22nd Ave · 1 unit · $98,000 valuation
Records span Jun 30, 2026 to Oct 19, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2021 16th Ave · 1 unit · $220,014 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1854 26th Ave · 1 unit · $489,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1949 23rd Ave · 1 unit · $150,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1771 16th Ave · 1 unit · $279,600 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1658 27th Ave · 1 unit · $288,200 valuation
Records span Aug 22, 2023 to Oct 22, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2174 20th Ave · 1 unit · $92,000 valuation
Records span Sep 19, 2017 to Sep 19, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1622 19th Ave · 1 unit · $185,283 valuation
Records span Jan 13, 2025 to Sep 2, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2159 27th Ave · 1 unit · $135,000 valuation
Records span Jan 28, 2025 to Aug 21, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2025 Quintara St · 1 unit · $94,000 valuation
Records span Jul 23, 2024 to Jul 17, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2724 Pacheco St · 1 unit · $50,000 valuation
Records span May 5, 2023 to Jun 23, 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 "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 5.8 yr (first record Jan 21, 2021) with no new permit activity recorded in 17 mo. High-impact scale (1 housing unit, $864,000 declared valuation across 3 permits).
Active in "Issued" for 7.2 yr (first record Aug 6, 2019) with no new permit activity recorded in 2.4 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Active in "Issued" for 6.7 yr (first record Feb 18, 2020) with no new permit activity recorded in 6 yr.
Active in "Applied" for 4.4 yr (first record May 31, 2022) with no new permit activity recorded in 4.4 yr.
Active in "Issued" for 7 yr (first record Oct 28, 2019) with no new permit activity recorded in 4.9 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 22,315 parcels
+12.9% YoY
City baseline: 90.9 / 1k
856 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 unitsJun 7, 2022 – Jun 7, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
erect a 2-story over zero basement, type 5b, single family dwelling per sb-9. project to involve merge & subdivide of 2 existing rh-1 parcels. 2111/002 and 2111/002a. existing front sfd bldg on lot to remain.
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.
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 28, 2026
1925 23RD AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2111/002. Assessed value is not market value.
Search by block/lot 2111/002 (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.