San Francisco · Sunset/Parkside · Block/lot 2170/027 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 5 permitted, 3 proposed or in review.
11 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.
513 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.
$1,565,000
Benchmark range: $1,330,000 – $1,800,000
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 9.5 yr (first record May 3, 2017), with no completion or new permit record in 8.1 yr. · 1 unit · $700,000 declared valuation
Permit issued and active for 9.9 yr (first record Nov 21, 2016), with no completion or new permit record in 7.8 yr. · 1 unit · $20,000 declared valuation
Permit issued and active for 8.1 yr (first record Sep 21, 2018), with no completion or new permit record in 7.5 yr. · 1 unit · $30,000 declared valuation
Permit issued and active for 8.8 yr (first record Jan 19, 2018), with no completion or new permit record in 6.9 yr. · 1 unit · $148,000 declared valuation
Permit issued and active for 8.4 yr (first record Jun 7, 2018), with no completion or new permit record in 6.2 yr. · 1 unit · $10,000 declared valuation
In "Applied" for 6.4 yr (since Jun 6, 2020), with no new permit record in 5.8 yr. · 1 unit · $11,000 declared valuation
Nearby addition (adds square footage) (1994 42nd Av): Status changed from filed to issued
Record 202610239822 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1994 42nd Av): Issued date changed from (blank) to 2026-10-29
Record 202610239822 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2200 44th Av): Status changed from filed to issued
Record 202610149394 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2200 44th Av): Issued date changed from (blank) to 2026-10-27
Record 202610149394 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2200 44th Av): Description text was updated
Record 202610149394 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1994 42nd Av): Declared valuation changed from 0 to 102000
Record 202610239822 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1901 48th Av): Status changed from filed to issued
Record 202610269863 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1901 48th Av): Issued date changed from (blank) to 2026-10-27
Record 202610269863 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1901 48th Av): Description text was updated
Record 202610269863 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1901 48th Av): First appeared in published agency feed
Record 202610269863 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1948 Great Hy): Status changed from issued to complete
Record 202506259481 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202601224375 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (1990 48th Av): Status changed from filed to issued
Record 202610219721 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (1990 48th Av): Issued date changed from (blank) to 2026-10-22
Record 202610219721 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (1994 42nd Av): First appeared in published agency feed
Record 202610239822 · 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 Sep 21, 2018) with no new permit activity recorded in 7.5 yr.
Active in "Issued" for 8.8 yr (first record Jan 19, 2018) with no new permit activity recorded in 6.9 yr.
Active in "Issued" for 9.5 yr (first record May 3, 2017) with no new permit activity recorded in 8.1 yr.
Active in "Applied" for 6.4 yr (first record Jun 6, 2020) with no new permit activity recorded in 5.8 yr.
Active in "Issued" for 4.1 yr (first record Oct 4, 2022) with no new permit activity recorded in 4.1 yr.
Active in "Applied" for 5.5 yr (first record May 10, 2021) with no new permit activity recorded in 5.5 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 ($15,650/yr) + local voter-approved bond debt ($2,817/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$82,422/yr
Cash needed: $344,300
NOI: $12,540/yr
P&I: $7,913/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 | −$7,282/mo | -25.4% | $13,477/mo | −$7,281/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,869/mo | -23.9% | $12,474/mo | −$6,663/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 | −$6,631/mo | -23.1% | $12,184/mo | −$6,234/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 ↗
Finaled / completed1 unitsNov 16, 2017 – Feb 23, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
as built revision to pa# 201711164180: replace approved roof hatch under pa# 201711164180 by a new stair enclosure to roof deck.
per pa #202001141833, add adress to front bldg apn: 2170/027 as; 3730 rivera street.
front bldg structure: rev to 201711164180. relocate shear wall@ line 2
rear bldg structure: clarification to inspection correction note dated 8/22/2022 replace rear stair retaining wall and north and west property lines opening at existing building rear wall to be replaced. original permit 202001141833. exterior work only.
rear buidling - comply with nov #201796661. , revision to pa #9913324, 200308111695, 200311170505, 201706149332; add kithen, bedroom and full bath at ground floor. new roof deck. remove connection to front building. ref# 201711164180
front building - to comply w/ nov 201796661, revision to pa #9913324, 200308111695, 200311170505, 201706149332; convert front building into new adu. add bedroom and full bath at ground floor. remove connection to rear building. ref# 202001141833 for rear buidling
renew permits 201701237719 for 200308111695 and 201706149332 for 9913324s.
to comply w/ n.o.v 2017960661, for work observed beyond scope of issued permits
renew pa# 9913324s: front addition to (e) house. pa# 2003/08/11/1695: new bathroom to 1st floor rear. pa# 2003/11/18/0505: new toilet & playroom behind garage.
commence of wor not started under approval pa #9913324s and #200308111695.
street space
repair foundation at ground floor only per plan.
commencement of work not started under previously approved pa# 200308111695- new playroom and bathroom on g/f showing per plan but not mentioned on description of work.
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 |
|---|---|---|---|---|---|---|
| 2024 | —(201711164180) | ADU · Renter | — | — | 1 (Feb 23, 2024) | — |
| 2022 | —(201711164180) | SFD · Owner | — | 1 (Apr 22, 2022) | — | — |
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
3730 RIVERA ST; 3732 RIVERA ST
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 2170/027. Assessed value is not market value.
Search by block/lot 2170/027 (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.