San Francisco · Sunset/Parkside · Block/lot 2178/046 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 1 permitted, 4 proposed or in review.
8 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.
695 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.
$1,776,000
Benchmark range: $1,510,000 – $2,042,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 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 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.
Permit issued and active for 6.8 yr (first record Dec 24, 2019), with no completion or new permit record in 5.2 yr. · 1 unit · $90,000 declared valuation
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 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 9 yr (first record Nov 3, 2017), with no completion or new permit record in 7.2 yr. · 1 unit · $400,000 declared valuation
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
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
Nearby plan revision / deferred submittal (1774 40th Av): Description text was updated
Record 202610028996 · 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 (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 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
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
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
3651 Ortega St · 1 unit · $250,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2310 33rd Ave · 2 units · $60,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1959 47th Ave · 1 unit · $45,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2434a 43rd Ave · 1 unit · $170,607 valuation
Records span Oct 16, 2024 to Nov 13, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2277 33rd Ave · 1 unit · $602,156 valuation
Records span Nov 2, 2023 to Jul 9, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2055a 42nd Ave · 1 unit · $224,488 valuation
Records span Jan 19, 2023 to May 16, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2014 45th Ave · 1 unit · $110,000 valuation
Records span Mar 12, 2020 to Apr 10, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1922a 46th Ave · 1 unit · $100,000 valuation
Records span Mar 17, 2021 to Apr 1, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2055 42nd Ave · 1 unit · $60,000 valuation
Records span Aug 5, 2024 to Sep 26, 2024 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1782a 39th Ave · 1 unit · $285,000 valuation
Records span Nov 3, 2023 to Aug 5, 2024 (3 permits).
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 "Issued" for 6.8 yr (first record Dec 24, 2019) with no new permit activity recorded in 5.2 yr.
Active in "Applied" for 5.5 yr (first record May 10, 2021) with no new permit activity recorded in 5.5 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 7 yr (first record Oct 24, 2019) with no new permit activity recorded in 5.9 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 "Applied" for 7.1 yr (first record Sep 10, 2019) with no new permit activity recorded in 7.1 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 ($17,750/yr) + local voter-approved bond debt ($3,195/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$97,643/yr
Cash needed: $390,500
NOI: $10,062/yr
P&I: $8,975/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 | −$8,551/mo | -26.3% | $15,247/mo | −$8,566/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,137/mo | -25.0% | $14,113/mo | −$7,948/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 | −$7,899/mo | -24.3% | $13,785/mo | −$7,520/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 unitsDec 24, 2019 – Aug 16, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
correct the drafting error, existing 30"x30" skylight will be remained. relocate the new skylight at kitchen location. all unchanged features and details shall follow approved plan #201908280126.
adu per ordinance 95-17, supplement to pa #201609097348 & 201908280126, to extend teh g/f of the bldg 12'to the rear as originally approved in the 311 notificatin date in2017, the g/f to be converted to a new adu per ordinance no 95-17, new landslope improvement w/ in req front set back.
revision to pa 2016-0909-7348 to correct structural foundation plan @ rear addition. all unchanged feature and details shall follow pa 2016-0909-7348
horizontal & vertical rear addition of (e) building, relocate (e) bathrooms. add master suites with bath & bedrooms at new addition building.
to comply with nov 201567941: demo portion of illegal shed in rear yard. less than 100 sq ft will 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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2021 | —(201912240655) | ADU · Renter | — | 1 (Aug 16, 2021) | — | — |
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
2126 40TH AVE; 2126A 40TH 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 2178/046. Assessed value is not market value.
Search by block/lot 2178/046 (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.