San Francisco · Sunset/Parkside · Block/lot 2321/016 · San Francisco
Since October 2024 within ½ mile: 16 homes completed, 3 permitted, 9 proposed or in review.
23 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.
681 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
$1,502,000
Benchmark range: $1,277,000 – $1,727,000
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.
In "Applied" for 7.5 yr (since Apr 30, 2019), with no new permit record in 6.7 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 8.5 yr (first record May 9, 2018), with no completion or new permit record in 7.4 yr. · 1 unit · $333,000 declared valuation
In "Applied" for 7.1 yr (since Sep 17, 2019), with no new permit record in 7.1 yr. · 1 unit · $25,000 declared valuation
In "Applied" for 8.2 yr (since Aug 8, 2018), with no new permit record in 6.7 yr. · 3 units · $1,800,000 declared valuation
Permit issued and active for 7 yr (first record Oct 24, 2019), with no completion or new permit record in 5.9 yr. · 1 unit · $20,000 declared valuation
Permit issued and active for 6.7 yr (first record Feb 21, 2020), with no completion or new permit record in 5.3 yr. · 2 units · $20,000 declared valuation
Nearby plan revision / deferred submittal (2378 30th Av): First appeared in published agency feed
Record 202610269904 · 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 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
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)
2336a 30th Ave · 1 unit · $147,440 valuation
Records span Sep 4, 2025 to Oct 2, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2412 22nd Ave · 1 unit · $120,000 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)
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)
Windows / doors / siding permit application filed (202601234380)
Current status: complete
kitchen and bathroom remodel 1st flr. new kitchen cabinets, stone and backsplash, replace 1 window facing light well. bathroom replace all fixtures, replace 1 window facing lightwell. no structual work. · Declared valuation: $45,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Windows / doors / siding permit issued (202601234380)
Recorded status: complete
kitchen and bathroom remodel 1st flr. new kitchen cabinets, stone and backsplash, replace 1 window facing light well. bathroom replace all fixtures, replace 1 window facing lightwell. no structual work. · Declared valuation: $45,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
2300 22nd Ave · 3 units · $55,000 valuation
Records span Sep 1, 2017 to Nov 3, 2025 (6 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1333 Taraval St · 1 unit · $106,000 valuation
Records span Feb 4, 2020 to Oct 24, 2025 (1 permit).
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)
2551 30th Ave · 1 unit · $50,000 valuation
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)
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 7.5 yr (first record Apr 30, 2019) with no new permit activity recorded in 6.7 yr.
Active in "Applied" for 8.2 yr (first record Aug 8, 2018) with no new permit activity recorded in 6.7 yr. High-impact scale (3 housing units, $1,800,000 declared valuation across 2 permits).
Active in "Entitled" for 18 mo (first record May 1, 2025) with no new permit activity recorded in 18 mo.
Active in "Issued" for 4.6 yr (first record Mar 29, 2022) with no new permit activity recorded in 2 yr.
Active in "Applied" for 5 yr (first record Oct 19, 2021) with no new permit activity recorded in 5 yr.
Active in "Applied" for 3.6 yr (first record Apr 6, 2023) with no new permit activity recorded in 3.6 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 ($15,000/yr) + local voter-approved bond debt ($2,700/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$77,711/yr
Cash needed: $330,000
NOI: $13,307/yr
P&I: $7,585/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 | −$6,890/mo | -25.1% | $12,929/mo | −$6,883/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,476/mo | -23.5% | $11,967/mo | −$6,265/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 | −$6,239/mo | -22.7% | $11,689/mo | −$5,836/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 unitsApr 30, 2019 – Jan 31, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
kitchen and bathroom remodel 1st flr. new kitchen cabinets, stone and backsplash, replace 1 window facing light well. bathroom replace all fixtures, replace 1 window facing lightwell. no structual work.
replace 10 wood sashes, wood for wood, true divided lite, 8 visible from street.
rev to pa# 2022-0301-8940: demolish the (e) tile & concrete stairs including stucco at sides of stairs, replace any dry rot wood with new wood, apply waterproof membrane & install tile, repair loakage at stairs (more than 50%)
roof tile at front of building will be replaced and new membrane applied. approx. 120sf of dryrot replaced at front roof only. all work in kind.
referenced permit pa# 2019-0430-9317 s. new adu on 1st flr per ord# 95-17.
construct (n) 3rd fl level above (e) 2-story bldg. build extension to rear of (3) ground fl & 2nd fl levels. convert rear of ground fl into 2-bedrm/1-bath accessory dwelling unit. extend (e) 1-car garage into 2-car garage & 2-bicyle spaces. remodel (e) 2nd fl
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
2270 29TH 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 2321/016. Assessed value is not market value.
Search by block/lot 2321/016 (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.