San Francisco · Sunset/Parkside · Block/lot 2448/002G · San Francisco
Since October 2024 within ½ mile: 1 homes completed, 4 permitted.
5 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.
322 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
$1,755,000
Benchmark range: $1,492,000 – $2,018,000
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.
Permit issued and active for 9.7 yr (first record Feb 13, 2017), with no completion or new permit record in 8.3 yr. · 7 units · $800,000 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 10.3 yr (first record Jul 14, 2016), with no completion or new permit record in 7.2 yr. · 1 unit · $75,000 declared valuation
Permit issued and active for 8.1 yr (first record Sep 18, 2018), with no completion or new permit record in 6.3 yr. · $150,000 declared valuation
Permit issued and active for 9.1 yr (first record Sep 6, 2017), with no completion or new permit record in 5.7 yr. · 1 unit · $60,000 declared valuation
Nearby windows / doors / siding (2654 40th Av): First appeared in published agency feed
Record 202610269923 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Plan revision / deferred submittal permit application filed (202606052619)
Current status: issued
revision to permit#202611240327, revise upper sloped roof framing from post & beam to 2x10 joists w/ gwb ceiling & 3rd spayed insulation, revise 3rd floor framing to increase size of floor opening for the stair. no change to height or area of building, no change to front & rear elevations. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Plan revision / deferred submittal permit issued (202606052619)
Recorded status: issued
revision to permit#202611240327, revise upper sloped roof framing from post & beam to 2x10 joists w/ gwb ceiling & 3rd spayed insulation, revise 3rd floor framing to increase size of floor opening for the stair. no change to height or area of building, no change to front & rear elevations. · Declared valuation: $1 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (202511240327)
Recorded status: issued
remodel of (e) 3 story single family residence. horizontal addition on 3 levels in rear. add one bedroom local program adu on 1st floor. vertical extension with new siding & windows throughout. · Declared valuation: $740,841 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
2495 45th Ave · 1 unit · $13,000 valuation
Records span Dec 1, 2023 to Dec 29, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (202511240327)
Current status: issued
remodel of (e) 3 story single family residence. horizontal addition on 3 levels in rear. add one bedroom local program adu on 1st floor. vertical extension with new siding & windows throughout. · Declared valuation: $740,841
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
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)
2759a 40th Ave · 1 unit · $1 valuation
Records span Mar 9, 2022 to Oct 3, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit application filed (202507171020)
Current status: complete
exploratory removal of interior finishes to expose existing framing and structural elements. no structural removal. remove partially collapsed deck in rear yard. no facade or exterior changes. · Declared valuation: $5,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit issued (202507171020)
Recorded status: complete
exploratory removal of interior finishes to expose existing framing and structural elements. no structural removal. remove partially collapsed deck in rear yard. no facade or exterior changes. · Declared valuation: $5,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
2619 45th Ave · 1 unit · $95,000 valuation
Records span Jul 1, 2022 to Jan 24, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2623a 44th Ave · 1 unit · $30,000 valuation
Records span Jun 12, 2023 to Jul 30, 2024 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2406 42nd Ave · 1 unit · $7,500 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
48 units · 7 affordable
Records span Sep 23, 2020 to Jun 13, 2023 (0 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2538a Great Hy · 1 unit · $120,000 valuation
Records span Mar 1, 2022 to Apr 4, 2023 (4 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 9.7 yr (first record Feb 13, 2017) with no new permit activity recorded in 8.3 yr. High-impact scale (7 housing units, $800,000 declared valuation across 2 permits).
Active in "Issued" for 9.9 yr (first record Nov 21, 2016) with no new permit activity recorded in 7.8 yr.
Active in "Issued" for 3.4 yr (first record Jun 12, 2023) with no new permit activity recorded in 2.2 yr.
Active in "Issued" for 7.8 yr (first record Jan 17, 2019) with no new permit activity recorded in 4.4 yr.
Active in "Issued" for 9.1 yr (first record Sep 6, 2017) with no new permit activity recorded in 5.7 yr.
Active in "Applied" for 2.5 yr (first record Apr 11, 2024) with no new permit activity recorded in 2.5 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 ($17,550/yr) + local voter-approved bond debt ($3,159/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$96,193/yr
Cash needed: $386,100
NOI: $10,298/yr
P&I: $8,874/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 | −$8,430/mo | -26.2% | $15,079/mo | −$8,444/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,016/mo | -24.9% | $13,957/mo | −$7,826/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 | −$7,779/mo | -24.2% | $13,633/mo | −$7,397/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 11, 2025 – Feb 18, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to permit#202611240327, revise upper sloped roof framing from post & beam to 2x10 joists w/ gwb ceiling & 3rd spayed insulation, revise 3rd floor framing to increase size of floor opening for the stair. no change to height or area of building, no change to front & rear elevations.
remodel of (e) 3 story single family residence. horizontal addition on 3 levels in rear. add one bedroom local program adu on 1st floor. vertical extension with new siding & windows throughout.
exploratory removal of interior finishes to expose existing framing and structural elements. no structural removal. remove partially collapsed deck in rear yard. no facade or exterior changes.
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
2578 GREAT HWY
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 2448/002G. Assessed value is not market value.
Search by block/lot 2448/002G (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.