247 Upper Ter

San Francisco · Castro/Upper Market · Block/lot 2628/045 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 18 homes completed, 14 permitted, 13 proposed or in review.

36 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.

1,239 permits within ½ mile since October 2024

New construction2 · 4 units
Adds housing (ADU)22 · 27 units
Demolition1
Additions & renovations458
Building systems616
Repairs32
Other108

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.

Explore projects on the map →Explore sales & prices →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,671,000

Benchmark range: $1,420,000 – $1,922,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property Information Map

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: Castro/Upper Market Census ACS 5-year median home value ($1,670,790); $1,670,790
2. Parcel & lot adjustment (1.00×): Standard residential parcel (1.00× area baseline); +$0
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RH-2 (two-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980114A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New duplex / half-plex1
Accessory dwelling unit (new or conversion)8

See them on the map →

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-2 as two-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

82 events · 21 slow/stalled projects

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.

Slow-moving or stalled projects (21)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledNew duplex at 247 Upper TrIssued
On this parcel
Permit issued and active for 6.1 yr (first record Sep 22, 2020), with no completion or new permit record in 20 mo. · 2 units · $1,400,000 declared valuation
StalledAccessory dwelling unit at 310 Graystone TrApplied
0.44 mi S
In "Applied" for 3.6 yr (since Mar 16, 2023), with no new permit record in 3.6 yr. · 1 unit · $65,000 declared valuation
Stalled3 new homes at 121 Yukon StApplied
0.38 mi SE
In "Applied" for 3.3 yr (since Jun 23, 2023), with no new permit record in 3.3 yr. · 3 units · $1,250,000 declared valuation
StalledAccessory dwelling unit at 108 Corbett AveApplied
0.24 mi E
In "Applied" for 3.3 yr (since Jun 30, 2023), with no new permit record in 3.3 yr. · 1 unit · $150,000 declared valuation
StalledAccessory dwelling unit at 144 Parnassus AveIssued
0.36 mi NW
Permit issued and active for 8.8 yr (first record Jan 24, 2018), with no completion or new permit record in 3.2 yr. · 4 units · $175,000 declared valuation
Stalled213 Upper TerEntitled
370 ft NE
In "Entitled" for 3.1 yr (since Sep 28, 2023), with no new permit record in 3.1 yr. · 1 unit

202615 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.43 mi NE
Nearby plumbing / water heater / sewer (355 Buena Vista East Av): Status changed from issued to complete
Record 202607225413 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.12 mi NE
Nearby hvac / heat pump (187 Upper Tr): First appeared in published agency feed
Record 202610269890 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.34 mi NW
Nearby electrical / panel (919 Cole St): First appeared in published agency feed
Record 202610269895 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.12 mi N
Nearby windows / doors / siding (164 Clifford Tr): Status changed from issued to complete
Record 202602105656 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.12 mi N
Nearby remodel / interior alteration (164 Clifford Tr): Status changed from issued to complete
Record 202602196202 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.5 mi E
Nearby remodel / interior alteration (158 Beaver St): Status changed from issued to complete
Record 202605121104 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.45 mi NW
Nearby plumbing / water heater / sewer (469 Frederick St): Status changed from issued to complete
Record 202606042574 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.35 mi SW
Nearby repair tied to a housing/code case (5 Clarendon Av): First appeared in published agency feed
Record 202606294157 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.26 mi E
Nearby remodel / interior alteration (90 Ord St): Declared valuation changed from 0 to 250000
Record 202610219726 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.44 mi SE
Nearby remodel / interior alteration (4431 19th St): Status changed from filed to issued
Record 202610219733 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.44 mi SE
Nearby remodel / interior alteration (4431 19th St): Issued date changed from (blank) to 2026-10-23
Record 202610219733 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 20, 2026Nearby project · Applied
0.47 mi NW
New duplex at 466 Frederick St — Applied
466 Frederick St · 2 units · $320,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Oct 5, 2026Nearby project · Applied
0.26 mi E
Accessory dwelling unit at 4300 17th St — Applied
4300 17th St · 1 unit · $780,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Sep 3, 2026Nearby project · Applied
420 ft E
Accessory dwelling unit at 129 Saturn St — Applied
129 Saturn St · 1 unit · $195,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Aug 28, 2026Nearby project · Applied
0.43 mi W
Accessory dwelling unit at 64 Woodland Ave — Applied
64 Woodland Ave · 1 unit · $1,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 82 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

New duplex at 247 Upper TrIssuedNo new record in 20 mo$1,400,000
On this parcel
Active in "Issued" for 6.1 yr (first record Sep 22, 2020) with no new permit activity recorded in 20 mo. High-impact scale (2 housing units, $1,400,000 declared valuation across 4 permits).
New home at 35 Belgrave AveIssuedNo new record in 2.7 yr$1,700,000
0.31 mi SW
Active in "Issued" for 5.9 yr (first record Nov 14, 2020) with no new permit activity recorded in 2.7 yr. High-impact scale (1 housing unit, $1,700,000 declared valuation across 2 permits).
Accessory dwelling unit at 144 Parnassus AveIssuedNo new record in 3.2 yr4 units
0.36 mi NW
Active in "Issued" for 8.8 yr (first record Jan 24, 2018) with no new permit activity recorded in 3.2 yr. High-impact scale (4 housing units, $175,000 declared valuation across 2 permits).
3 new homes at 121 Yukon StAppliedNo new record in 3.3 yr$1,250,000
0.38 mi SE
Active in "Applied" for 3.3 yr (first record Jun 23, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (3 housing units, $1,250,000 declared valuation across 2 permits).
Accessory dwelling unit at 400 Upper TrIssuedNo new record in 6 mo$7,425,000
230 ft NW
Active in "Issued" for 3.9 yr (first record Dec 16, 2022) with no new permit activity recorded in 6 mo. High-impact scale (1 housing unit, $7,425,000 declared valuation across 1 permit).
213 Upper TerEntitledNo new record in 3.1 yr
370 ft NE
Active in "Entitled" for 3.1 yr (first record Sep 28, 2023) with no new permit activity recorded in 3.1 yr.

Neighborhood renovation & housing momentum: Castro/Upper Market

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 4,609 parcels

Rank #15 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 303 vs 254 permits
24m rate per 1,000 parcels: 120.9
5-year substantial permits: 1,355
Housing additions (24m): 54 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Castro/Upper Market$2,885±$154

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Castro/Upper MarketCensus ACS 2020–2024 owner-occupied self-reported median

$1,671,000±$136,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$334,000Interest rate (%)Loan termClosing costs (%)$33,400

Prop 13 post-purchase property tax estimate

$1,680/mo ($20,156/yr · 1.21%)

Under 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).

Voter bond rate (%)$3,006/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$7,503
Cash-on-cash return: -24.5%
Cap rate (Year 1 NOI): 0.68%
DSCR (NOI / debt): 0.11x
Break-even gross rent: $13,293/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,478 − Debt $8,444)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,680

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$942

Mortgage principal & interest (1,336,000 loan)−$8,444

Net monthly cash flow−$7,503

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

New duplex at 247 Upper Tr
Issued2 unitsSep 22, 2020 – Feb 12, 2025

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

6 records

Remodel / interior alteration202503031428
admin permit to clarify addresses associated with 202009224673 are 247 upper terrace and 249 upper terrace.
admin permit to clarify addresses associated with 202009224673 are 247 upper terrace and 249 upper terrace.
Applied
Mar 3, 2025
Issued
May 1, 2025
Recorded status
issued as of May 1, 2025
Declared valuation
$1
Remodel / interior alterationM1235947
per pa #202009224673, ad address 249 upper terrace to apn 2628/045.
per pa #202009224673, ad address 249 upper terrace to apn 2628/045.
Applied
Mar 20, 2025
Issued
Mar 20, 2025
Recorded status
issued as of Mar 20, 2025
Declared valuation
$419
Demolition202011168940
demolish one story type five garage.
demolish one story type five garage.
Applied
Nov 16, 2020
Issued
Feb 12, 2025
Recorded status
issued as of Feb 12, 2025
Declared valuation
$12,000
New duplex / half-plex202009224673
erect a four story type 5b construction two family dwelling and one basement.
erect a four story type 5b construction two family dwelling and one basement.
Applied
Sep 22, 2020
Issued
Feb 12, 2025
Recorded status
issued as of Feb 12, 2025
Declared valuation
$1,400,000
Remodel / interior alteration202401254648
to obtain final inspection for work approved under pa#200707116523. all work is complete.
to obtain final inspection for work approved under pa#200707116523. all work is complete.
Applied
Jan 25, 2024
Issued
Jan 25, 2024
Recorded status
complete as of Feb 1, 2024
Declared valuation
$1
Plan revision / deferred submittal202401174127
to comply with nov 202316834 - revision to pa# 2007-0711-6523 to complete inspection of work performed under original permit
to comply with nov 202316834 - revision to pa# 2007-0711-6523 to complete inspection of work performed under original permit
Applied
Jan 17, 2024
Issued
Not issued
Recorded status
filed as of Jan 17, 2024
Declared valuation
—

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2021	247 UPPER TER(2020-009146PRJ)	2 to 4 · Owner	2 (Dec 9, 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.

Zoning & planning

Zoning: RH-2: RESIDENTIAL- HOUSE, TWO FAMILY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 28, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 2

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 2628/045. Assessed value is not market value.
Property tax payment
Search by block/lot 2628/045 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2021

247 UPPER TER(2020-009146PRJ)

2 to 4 · Owner

2 (Dec 9, 2021)

—