San Francisco · Sunset/Parkside · Block/lot 2449/026 · 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.
249 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 29, 2026
$1,669,000
Benchmark range: $1,419,000 – $1,919,000
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 29, 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 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
Permit issued and active for 7.3 yr (first record Jun 26, 2019), with no completion or new permit record in 4.4 yr. · 1 unit · $160,000 declared valuation
Nearby roof replacement (2559 44th Av): Status changed from suspend to cancelled
Record 201606281020 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
2578 Great Hy · 1 unit · $740,841 valuation
Records span Dec 11, 2025 to Feb 18, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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)
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)
Windows / doors / siding permit application filed (202508082616)
Current status: complete
replace 6 failing windows with similar. street facing. replace in kind. no eero issues. · Declared valuation: $7,500
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Windows / doors / siding permit issued (202508082616)
Recorded status: complete
replace 6 failing windows with similar. street facing. replace in kind. no eero issues. · Declared valuation: $7,500
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)
3224 Wawona St · 1 unit · $150,000 valuation
Records span Oct 7, 2020 to Dec 15, 2022 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
4500 Ulloa St · 1 unit · $380,000 valuation
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 3.4 yr (first record Jun 12, 2023) with no new permit activity recorded in 2.2 yr.
Active in "Issued" for 8.1 yr (first record Sep 18, 2018) with no new permit activity recorded in 6.3 yr.
Active in "Issued" for 9.9 yr (first record Nov 21, 2016) with no new permit activity recorded in 7.8 yr.
High-impact scale (48 housing units, 7 deed-restricted affordable across 0 permits).
Active in "Issued" for 4.6 yr (first record Mar 9, 2022) with no new permit activity recorded in 13 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 22,315 parcels
+12.3% YoY
City baseline: 91.1 / 1k
860 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 ($16,700/yr) + local voter-approved bond debt ($3,006/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$90,032/yr
Cash needed: $367,400
NOI: $11,301/yr
P&I: $8,444/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 | −$7,916/mo | -25.9% | $14,362/mo | −$7,923/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,503/mo | -24.5% | $13,293/mo | −$7,305/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 | −$7,265/mo | -23.7% | $12,985/mo | −$6,877/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 ↗
Issued7 unitsFeb 13, 2017 – Jul 26, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
replace 6 failing windows with similar. street facing. replace in kind. no eero issues.
replace siding (approximately 2,000 sf) and 18 vinyl windows at the rear of building. all work in kind. not visible from street.
to obtain final inspection for work approved. all work is complete
new toilet room in (e) garage for use for building owner. ref 201702139291
street space
add (7) accessory dwelling units (adu) within (e) bldg envelop ord #30-15, & ord #162-16, adu legislation. ref to approved soft story retrofit permit #201608316506. deffered submittal; (n) sprinklers under separate permit per nfpa 13 for (n) units & rated egress per fs-05
replace remaining 31 street-facing windows on great highway and wawona facades and one non-visible window in unit #302 from vinyl tripartite sliders to two sash (fixed and casement) milgard fiberglass. no change to window opening size or location. reference to application no. 201704063420.
to comply with complaints: 201653241 & 201652481. remove and replace stucco; repair sheathing as necessary
in kind fire escape repair in compliance with nov 201653241
unit #s: 106,206,306: replace (12) total windows from vinyl sliders to milgard fiberglass casements and fix sash. all visible from street. change configuration from xox to fix sash and casement (2 sash). same size and location. to comply with nov 201652481, item #2
soft story retrofit of (e) story bld in compliance w/mandatory ord per sfbc ch 34b
reroofing
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 29, 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 29, 2026
2690 GREAT HWY
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2449/026. Assessed value is not market value.
Search by block/lot 2449/026 (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.