2158 42nd Ave

San Francisco · Sunset/Parkside · Block/lot 2176/038 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 4 homes completed, 4 permitted, 3 proposed or in review.

10 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.

676 permits within ½ mile since October 2024

New construction1
Adds housing (ADU)10 · 11 units
Additions & renovations181
Building systems411
Repairs24
Other49

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.

Explore projects on the map →Explore sales & prices →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,492,000

Benchmark range: $1,268,000 – $1,716,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property Information Map

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: Sunset/Parkside Census ACS 5-year median home value ($1,492,461); $1,492,461
2. Parcel & lot adjustment (1.00×): Standard residential parcel (1.00× area baseline); +$0
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RH-1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned RH-1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned RH-1, a single-family residential zone.
The lot is 3,000 sq ft on the parcel map, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980207A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

Accessory dwelling unit (new or conversion)2

See them on the map →

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

Property & area intelligence timeline

77 events · 23 slow/stalled projects

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.

Slow-moving or stalled projects (23)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 2158 42nd AveApplied
On this parcel
In "Applied" for 5.5 yr (since May 10, 2021), with no new permit record in 5.5 yr. · 1 unit · $150,000 declared valuation
StalledAccessory dwelling unit at 2071 47th AveIssued
0.35 mi W
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
StalledNew home at 4341 Ulloa StIssued
0.49 mi S
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
StalledAccessory dwelling unit at 2242a 48th AveIssued
0.37 mi W
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
StalledAccessory dwelling unit at 1858 40th AveIssued
0.4 mi N
Permit issued and active for 9 yr (first record Nov 3, 2017), with no completion or new permit record in 7.2 yr. · 1 unit · $400,000 declared valuation
StalledAccessory dwelling unit at 3426 Ortega StApplied
0.35 mi N
In "Applied" for 7.1 yr (since Sep 10, 2019), with no new permit record in 7.1 yr. · 1 unit · $10,000 declared valuation

202615 events

Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.22 mi N
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
Oct 29, 2026 – Oct 30, 2026Snapshot windowNearby snapshot change
0.22 mi N
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.43 mi E
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.14 mi SW
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.14 mi SW
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.14 mi SW
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.22 mi N
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.48 mi NW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.41 mi E
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.48 mi NW
Nearby plan revision / deferred submittal (Accessory dwelling unit at 1948 Great Hy): Status changed from issued to complete
Record 202601224375 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.42 mi NW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.42 mi NW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.49 mi SE
Nearby remodel / interior alteration (2483 37th Av): Status changed from filed to issued
Record 202606304184 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.49 mi SE
Nearby remodel / interior alteration (2483 37th Av): Issued date changed from (blank) to 2026-10-22
Record 202606304184 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.22 mi N
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

Showing 15 of 77 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 2158 42nd AveAppliedNo new record in 5.5 yr
On this parcel
Active in "Applied" for 5.5 yr (first record May 10, 2021) with no new permit activity recorded in 5.5 yr.
Accessory dwelling unit at 2127 43rd AveAppliedNo new record in 5.8 yr
0.1 mi W
Active in "Applied" for 6.4 yr (first record Jun 6, 2020) with no new permit activity recorded in 5.8 yr.
Accessory dwelling unit at 2126a 40th AveIssuedNo new record in 5.2 yr
0.12 mi E
Active in "Issued" for 6.8 yr (first record Dec 24, 2019) with no new permit activity recorded in 5.2 yr.
Accessory dwelling unit at 3721a Quintara StIssuedNo new record in 6.9 yr
0.28 mi W
Active in "Issued" for 8.8 yr (first record Jan 19, 2018) with no new permit activity recorded in 6.9 yr.
New home at 3220a Taraval StIssuedNo new record in 5.7 yr
0.3 mi S
Active in "Issued" for 9.1 yr (first record Sep 6, 2017) with no new permit activity recorded in 5.7 yr.
New home at 1942a 44th AveIssuedNo new record in 6.2 yr
0.3 mi NW
Active in "Issued" for 8.4 yr (first record Jun 7, 2018) with no new permit activity recorded in 6.2 yr.

Neighborhood renovation & housing momentum: Sunset/Parkside

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 22,315 parcels

Rank #24 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 455 vs 405 permits
24m rate per 1,000 parcels: 38.5
5-year substantial permits: 2,221
Housing additions (24m): 55 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Sunset/Parkside$2,773±$143

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Sunset/ParksideCensus ACS 2020–2024 owner-occupied self-reported median

$1,492,000±$40,500

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$298,000Interest rate (%)Loan termClosing costs (%)$29,800

Prop 13 post-purchase property tax estimate

$1,503/mo ($18,032/yr · 1.21%)

Under 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).

Voter bond rate (%)$2,682/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$6,416
Cash-on-cash return: -23.5%
Cap rate (Year 1 NOI): 0.90%
DSCR (NOI / debt): 0.15x
Break-even gross rent: $11,889/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,301 − Debt $7,534)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,503

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$1,119

Mortgage principal & interest (1,192,000 loan)−$7,534

Net monthly cash flow−$6,416

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 2158 42nd Ave
Applied1 unitsMay 10, 2021 – May 10, 2021

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

Accessory dwelling unit (new or conversion)202105100045
horizontal addition at rear including 2 bedrooms, a family and 2 bathroom. add adu per planning code section 207.2. relocate water heater, furnance, upgrade electrical and plumbing system
horizontal addition at rear including 2 bedrooms, a family and 2 bathroom. add adu per planning code section 207.2. relocate water heater, furnance, upgrade electrical and plumbing system
Applied
May 10, 2021
Issued
Not issued
Recorded status
filed as of May 10, 2021
Declared valuation
$150,000
Roof replacement202003096549
reroofing
reroofing
Applied
Mar 9, 2020
Issued
Mar 9, 2020
Recorded status
issued as of Mar 9, 2020
Declared valuation
$9,700

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: RH-1: RESIDENTIAL- HOUSE, ONE FAMILY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 1

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 2176/038. Assessed value is not market value.
Property tax payment
Search by block/lot 2176/038 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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