San Francisco · Sunset/Parkside · Block/lot 2473/018 · San Francisco
Since October 2024 within ½ mile: 11 homes completed, 3 permitted, 4 proposed or in review.
14 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.
558 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
$1,556,000
Benchmark range: $1,323,000 – $1,789,000
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 4.8 yr (first record Dec 22, 2021), with no completion or new permit record in 4.8 yr. · 1 unit · $140,000 declared valuation
In "Applied" for 9.8 yr (since Dec 21, 2016), with no new permit record in 9.8 yr. · 1 unit · $1 declared valuation
Permit issued and active for 9.4 yr (first record Jun 2, 2017), with no completion or new permit record in 7.8 yr. · 1 unit · $67,000 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 13, 2019), with no new permit record in 7.1 yr. · 1 unit · $30,000 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
Nearby remodel / interior alteration (2587 22nd Av): Description text was updated
Record 202610139330 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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 plan revision / deferred submittal (3801 Ocean Av): Description text was updated
Record 202602266572 · 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 plan revision / deferred submittal (3801 Ocean Av): Declared valuation changed from (blank) to 1
Record 202609238517 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (100 Sloat Bl): First appeared in published agency feed
Record 202610229749 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff 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)
2614a 19th Ave · 1 unit · $1 valuation
Records span Oct 30, 2025 to Jun 8, 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)
2639 21st Ave · 2 units · $1 valuation
Records span Oct 21, 2021 to Nov 25, 2025 (5 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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)
2551 30th Ave · 1 unit · $50,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
950 Taraval St · 1 unit · $100,000 valuation
Records span Jul 10, 2023 to Jun 12, 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 "Issued" for 4.8 yr (first record Dec 22, 2021) with no new permit activity recorded in 4.8 yr.
Active in "Entitled" for 3.9 yr (first record Dec 16, 2022) with no new permit activity recorded in 2.2 yr. High-impact scale (3 housing units, $1,300,000 declared valuation across 2 permits).
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 "Approved" for 3.8 yr (first record Dec 30, 2022) with no new permit activity recorded in 19 mo.
Active in "Applied" for 6.1 yr (first record Sep 21, 2020) with no new permit activity recorded in 6.1 yr.
Active in "Applied" for 6 yr (first record Oct 28, 2020) with no new permit activity recorded in 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 ($15,550/yr) + local voter-approved bond debt ($2,799/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$81,697/yr
Cash needed: $342,100
NOI: $12,658/yr
P&I: $7,863/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 | −$7,222/mo | -25.3% | $13,393/mo | −$7,219/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,808/mo | -23.9% | $12,396/mo | −$6,602/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 | −$6,571/mo | -23.0% | $12,108/mo | −$6,173/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 22, 2021 – Dec 22, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision 201509308493, ref 202212627597- to abate nov 202287963 and 2022003143enf for work to include partial 2nd fl kitchen and bathroom remodel, replace tub to shower at ground floor- straighten ground floor adu entry. replace selective windows at both 2nd and 3rd floor (facing street)
correct violation # 202287963 and revision to pa# 2015-0930-8493 to legalize fully demoed roof at 3rd fl. kitc & bath remodel at 2nd fl. add (1) window at 2nd fl. and replace approved sliding window to sliding dooor at 3rd fl. add (2) new window at 3rd fl.
recommencement and completion of work approved under pa# 201506179226, 201501297032 & 201509308493
to renew expired building permits. (1) commencement of work not started previously approved permit app#: 201501297032 - to add (2) bedrooms, (1) bathroom at the ground flr (2) commencement of work not started previously approved permit app#: 201506179226 - to legalize a 2nd unit at ground flr
to renew expired building permit. commencement of work not started under previously approved permit application no: 201509308493 - horizontal additioin to add (1) bedroom
to renewal expired building permit. commencement of work not started previously approved permit application no: 201506179226.
to renewal expired building permit. commencement of work not started previously approved permit application # 201501206062.
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 | —(202112224866) | 2 to 4 · Renter | — | 1 (Dec 22, 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
2689 23RD 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 2473/018. Assessed value is not market value.
Search by block/lot 2473/018 (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.