San Francisco · Sunset/Parkside · Block/lot 2501A/018 · San Francisco
Zoned RH-1(D) in San Francisco with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $1,492,000 ($1,268,000–$1,716,000).
Zoned RH-1(D) supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 4,685 sq ft lot. Local precedent is active with 5 ADU permits within ¼ mile over the last 36 months.
Source: San Francisco zoning · CA Gov. Code 66314 & 65852.21
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
Closest lead: 2306-2310 and 2312-2316 Vicente Street (0.25 mi N, approved). Inspect timeline history before assuming near-term completion.
Source: San Francisco Department of Building Inspection, Building Permits · HCD APR (½-mile radius)
Automated synthesis of indexed municipal, county, state, and federal public records — informational context only, not a formal appraisal, survey, or legal/tax determination.
$1,492,000
Benchmark range: $1,268,000 – $1,716,000
Sale triggers reassessment to 1.00% base + ~0.18% voter debt (~$1,505/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Since November 2024 within ½ mile: 6 homes completed, 5 permitted, 1 proposed or in review.
11 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.
514 permits within ½ mile since November 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 Nov 15, 2026
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 Nov 15, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the State Responsibility Area (effective 2024-04-01) (retrieved Nov 9, 2026) · CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones in the Local Responsibility Area (map dated 2025-03-24) (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — flood hazard zones (retrieved Nov 9, 2026) · FEMA, National Flood Hazard Layer — FIRM panels (retrieved Nov 9, 2026) · California Geological Survey, Alquist-Priolo Earthquake Fault Zones (retrieved Nov 9, 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.
Permit issued and active for 8.3 yr (first record Jul 20, 2018), with no completion or new permit record in 8.3 yr. · 1 unit
In "Applied" for 7.9 yr (since Jan 3, 2019), with no new permit record in 7.9 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 7.3 yr. · 1 unit · $75,000 declared valuation
In "Applied" for 7.2 yr (since Sep 13, 2019), with no new permit record in 7.2 yr. · 1 unit · $30,000 declared valuation
Permit issued and active for 9.3 yr (first record Aug 14, 2017), with no completion or new permit record in 6.8 yr. · 1 unit · $100,000 declared valuation
Nearby remodel / interior alteration (540 Crestlake Dr): Status changed from issued to complete
Record 202607165109 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (540 Crestlake Dr): Status changed from issued to complete
Record 202608277259 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (2801 35th Av): First appeared in published agency feed
Record 202611130713 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2562 38th Av): First appeared in published agency feed
Record 202611130734 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2586 32nd Av): Status changed from issued to complete
Record 202403087401 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2728 Vicente St): Status changed from approved to issued
Record 202602115763 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (2728 Vicente St): Issued date changed from (blank) to 2026-11-12
Record 202602115763 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (2542 31st Av): Status changed from issued to complete
Record 202609097815 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (71 Middlefield Dr): Status changed from issued to complete
Record 202610159499 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (8 Inverness Dr): Status changed from issued to complete
Record 202606052612 · 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 (2945 Ulloa St): First appeared in published agency feed
Record 202611100597 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (71 Middlefield Dr): Status changed from issued to expired
Record 202505156570 · 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 (2758 38th Av): Status changed from issued to complete
Record 202608196818 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1539 Sloat Bl): Status changed from filed to issued
Record 202610149390 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (1539 Sloat Bl): Issued date changed from (blank) to 2026-11-05
Record 202610149390 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff 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 →In "Approved" for 6 yr (since Oct 31, 2020), exceeding the 637d median and 1391d 90th percentile for new multifamily / condos / mixed-use permits in San Francisco (n=95). High-impact scale (3 housing units, $1,653,117 declared valuation across 3 permits).
Active in "Issued" for 3.5 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).
In "Applied" for 7.7 yr (since Mar 4, 2019), exceeding the 934d median and 2097d 90th percentile for new single-family home permits in San Francisco (n=64).
In "Applied" for 7.2 yr (since Sep 13, 2019), exceeding the 934d median and 2097d 90th percentile for new single-family home permits in San Francisco (n=64).
In "Applied" for 7.9 yr (since Jan 3, 2019), exceeding the 934d median and 2097d 90th percentile for new single-family home permits in San Francisco (n=64).
Active in "Applied" for 3.4 yr (first record Jun 8, 2023) with no new permit activity recorded in 3.4 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 22,315 parcels
+11.1% YoY
City baseline: 91.4 / 1k
872 in trailing 24m
Includes 48 ADUs
| Permit category | Sample (n) | 25th pct | Median (50th) | 75th pct | 90th pct | Recent 24m median |
|---|---|---|---|---|---|---|
| New single-family home | 64 | 524d | 934d | 1750d | 2097d | 1502d(vs 794d prior) |
| New duplex / half-plex | 37 | 411d | 791d | 1211d | 1651d | 941d(vs 773d prior) |
| New multifamily / condos / mixed-use | 95 | 373d | 637d | 1061d | 1391d | 418d(vs 637d prior) |
| Accessory dwelling unit (new or conversion) | 1,301 |
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 ($18,285/yr) + local voter-approved bond debt ($3,291/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
Model adding a backyard ADU or garage conversion under California's Prop 13 blended new-construction assessment (existing house & land tax base stays intact; only ADU build cost is assessed) and SB 13 impact-fee rules.
Statutory notes: Under CA Gov. Code § 66324 (SB 13), local agencies cannot impose development impact fees on ADUs under 750 sq ft (plan-check, school district fees ≥500 sq ft, and utility connection fees still apply). Under CA Rev. & Tax. Code § 71, building an ADU triggers a supplemental assessment on the new construction value without reassessing the existing dwelling or land. Newly built ADUs also carry a rolling 15-year exemption from statewide AB 1482 rent caps from certificate of occupancy.
−$77,968/yr
Cash needed: $412,425
NOI: $36,522/yr
P&I: $9,541/mo
For $0/mo net cash flow
At $6,575/mo gross 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 | $6,049/mo | −$7,253/mo | -21.1% | $16,173/mo | −$7,152/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $6,575/mo | −$6,497/mo | -18.9% | $14,969/mo | −$6,024/mo |
| Optimistic (cap-limited) | +6% starting rent, 3% vacancy, 4.2%/yr rent growth (capped by local ordinance ceiling of 4.2%/yr) | $6,970/mo | −$6,063/mo | -17.6% | $14,622/mo | −$5,241/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 ↗
No building permits are recorded for this parcel since 2016.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Nov 15, 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 Nov 9, 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 Nov 15, 2026
2800 34TH AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Nov 15, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2501A/018. Assessed value is not market value.
Search by block/lot 2501A/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.
| 45d |
| 306d |
| 699d |
| 1192d |
| 180d(vs 396d prior) |
| Addition (adds square footage) | 2,099 | 9d | 97d | 408d | 826d | 84d(vs 151d prior) |
| Remodel / interior alteration | 31,105 | 0d | 1d | 21d | 108d | 0d |
| Commercial tenant improvement | 1,831 | 1d | 21d | 62d | 138d | 23d(vs 21d prior) |
Source: San Francisco Department of Building Inspection, Building Permits · Computed from issued permits with recorded application and issuance dates over the trailing 60 months. Categories with fewer than 20 permits are excluded.