San Francisco · Sunset/Parkside · Block/lot 2196/029 · San Francisco
Since October 2024 within ½ mile: 12 homes completed, 5 permitted, 7 proposed or in review.
21 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.
813 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 6.1 yr (since Oct 8, 2020), with no new permit record in 6.1 yr. · 1 unit · $90,000 declared valuation
In "Applied" for 6 yr (since Oct 28, 2020), with no new permit record in 6 yr. · 2 units · $100,000 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 8.4 yr (first record May 18, 2018), with no completion or new permit record in 5.9 yr. · 1 unit · $17,000 declared valuation
In "Approved" for 4.8 yr (since Jan 7, 2022), with no new permit record in 4.8 yr. · 1 unit · $185,000 declared valuation
In "Applied" for 4.8 yr (since Jan 11, 2022), with no new permit record in 4.8 yr. · 1 unit · $150,000 declared valuation
Nearby remodel / interior alteration (870a Taraval St): First appeared in published agency feed
Record 202610269891 · 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 plan revision / deferred submittal (2400 19th Av): Status changed from filed to issued
Record 202608216987 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2400 19th Av): Issued date changed from (blank) to 2026-10-22
Record 202608216987 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (2231 29th Av): First appeared in published agency feed
Record 202610229755 · 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
Accessory dwelling unit (new or conversion) permit application filed (202610199630)
Current status: filed
comply with 2025-006910enf. add 1 adu per state law. 1st floor: add media, home office, 1 full bath & kitchen. · Declared valuation: $98,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
2412 22nd Ave · 1 unit · $120,000 valuation
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)
Remodel / interior alteration permit application filed (202608106337)
Current status: cancelled
main unit #2315: 2nd floor: add 2 bedrooms. add new deck at rear. · Declared valuation: $12,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (202606304284)
Current status: cancelled
comply with 2025-006910enf. add 1 adu per state law. 1st floor: add media, home office, 1 full bath & kitchen. main unit: 2nd floor: add 2 bedrooms. add new deck at rear. · Declared valuation: $98,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
2315a 17th Ave · 1 unit · $133,596 valuation
Records span Oct 21, 2022 to Jun 23, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2533 24th Ave · 1 unit · $995,305 valuation
Records span Oct 16, 2025 to May 5, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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 30, 2026 – Oct 19, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
comply with 2025-006910enf. add 1 adu per state law. 1st floor: add media, home office, 1 full bath & kitchen.
main unit #2315: 2nd floor: add 2 bedrooms. add new deck at rear.
comply with 2025-006910enf. add 1 adu per state law. 1st floor: add media, home office, 1 full bath & kitchen. main unit: 2nd floor: add 2 bedrooms. add new deck at rear.
in-fill (e) lightwell on 1st flr. per plan. add 2 bedrooms, 2 full bathrooms, 1 gym space, 1 storage room & laundry room on 1st flr.
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
2178 22ND 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 2196/029. Assessed value is not market value.
Search by block/lot 2196/029 (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.