San Francisco · Sunset/Parkside · Block/lot 2499A/015 · San Francisco
Since October 2024 within ½ mile: 8 homes completed, 5 permitted, 2 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.
583 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
$1,850,000
Benchmark range: $1,573,000 – $2,128,000
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(D) 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 7.8 yr (since Jan 3, 2019), with no new permit record in 7.8 yr. · 1 unit · $150,000 declared valuation
In "Applied" for 7.7 yr (since Mar 4, 2019), with no new permit record in 7.7 yr. · 1 unit · $40,000 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
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
Permit issued and active for 9.2 yr (first record Aug 14, 2017), with no completion or new permit record in 6.7 yr. · 1 unit · $100,000 declared valuation
In "Applied" for 5 yr (since Oct 19, 2021), with no new permit record in 5 yr. · 1 unit · $90,000 declared valuation
Nearby remodel / interior alteration (4145 Ocean Av): Description text was updated
Record 202606263986 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3044 Ulloa St): Status changed from issued to complete
Record 202607084711 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2225 Vicente St): Status changed from filed to issued
Record 202610219741 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2225 Vicente St): Issued date changed from (blank) to 2026-10-27
Record 202610219741 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (2842 36th Av): Status changed from issued to complete
Record 202511048839 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2225 Vicente St): Declared valuation changed from 0 to 98700
Record 202610219741 · 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
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 (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 plan revision / deferred submittal (388 Country Club Dr): Status changed from filed to issued
Record 202610219714 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (388 Country Club Dr): Issued date changed from (blank) to 2026-10-22
Record 202610219714 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2483 37th Av): Status changed from filed to issued
Record 202606304184 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2483 37th Av): Issued date changed from (blank) to 2026-10-22
Record 202606304184 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
32a Everglade Dr · 1 unit · $419 valuation
Records span Oct 19, 2022 to Nov 25, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit issued (202508223734)
Recorded status: complete
revision to 202504224912: removed rear stair & rear deck. minor extension at deck. no interior change, no framing/structural change · Declared valuation: $5,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
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 "Approved" for 6 yr (first record Oct 31, 2020) with no new permit activity recorded in 4.3 yr. High-impact scale (3 housing units, $1,653,117 declared valuation across 3 permits).
Active in "Issued" for 3.4 yr (first record May 25, 2023) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $987,864 declared valuation across 3 permits).
Active in "Applied" for 3.9 yr (first record Nov 21, 2022) with no new permit activity recorded in 3.9 yr.
Active in "Applied" for 3.4 yr (first record Jun 8, 2023) with no new permit activity recorded in 3.4 yr.
Active in "Applied" for 7.1 yr (first record Sep 13, 2019) with no new permit activity recorded in 7.1 yr.
Active in "Applied" for 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 15 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 ($18,500/yr) + local voter-approved bond debt ($3,330/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$103,078/yr
Cash needed: $407,000
NOI: $9,177/yr
P&I: $9,355/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 | −$9,004/mo | -26.5% | $15,880/mo | −$9,025/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,590/mo | -25.3% | $14,698/mo | −$8,407/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 | −$8,352/mo | -24.6% | $14,357/mo | −$7,979/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 ↗
Finaled / completed1 unitsApr 18, 2023 – Nov 24, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to 202504224912: removed rear stair & rear deck. minor extension at deck. no interior change, no framing/structural change
rear deck minor extension and replace decking. no interior change, no framing structural change
revision to pa# 202304185900, replace adu rear sunroom skylight & windows w/ wood framing. no interior layout change.
revision to permit # 202304185900: update steel beam location at 2nd floor. revise 1-hr rated detail at 2/f ceiling. no exterior change. no interior layout change.
new accessory dwelling, per ordinace #162-16.
revision to pa# 202303033011. remove (e) skylight, (n) skylight proposed under pa#202303033011 will remain. replace rear windows. replace side windows, update as built windows dimension.
foundation retrofit. no exterior change, no interior change.
remove e skylight. new skylight. front windows replace in kind. 3 new rear windows. repair window glass. max u factor = 0.3
revision to 202212158420. basement partition wall layout change.
1st floor damage repair interior and changing layout
1 fl. & basement fire damage repair, interior remodel, basement add 1 bedroom, 1 media,1 office, 1 study room, 3 bath. no change outside. foundation repair, voluntary seismic retrofit
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | —(202304185900) | 2 to 4 · Renter | — | — | 1 (Nov 24, 2025) | — |
| 2024 | —(202304185900) | ADU · Renter | — | 1 (Feb 28, 2024) | — | — |
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
450A CRESTLAKE DR; 450 CRESTLAKE DR
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 2499A/015. Assessed value is not market value.
Search by block/lot 2499A/015 (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.