San Francisco · Inner Sunset · Block/lot 2688/071 · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 10 permitted, 14 proposed or in review.
22 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.
930 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.
$1,748,000
Benchmark range: $1,486,000 – $2,010,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 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 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(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 5.9 yr (first record Nov 14, 2020), with no completion or new permit record in 2.7 yr. · 1 unit · $1,700,000 declared valuation
In "Applied" for 5.3 yr (since Jul 13, 2021), with no new permit record in 5.3 yr. · 1 unit · $100,000 declared valuation
Permit issued and active for 5.9 yr (first record Nov 20, 2020), with no completion or new permit record in 5.1 yr. · 1 unit · $220,000 declared valuation
Permit issued and active for 6.1 yr (first record Sep 10, 2020), with no completion or new permit record in 4.7 yr. · 1 unit · $160,000 declared valuation
Permit issued and active for 6.9 yr (first record Dec 10, 2019), with no completion or new permit record in 4.2 yr. · 1 unit · $580,000 declared valuation
Permit issued and active for 4.2 yr (first record Jul 29, 2022), with no completion or new permit record in 4.2 yr. · 1 unit · $235,000 declared valuation
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
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
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
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
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
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
129 Saturn St · 1 unit · $195,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
64 Woodland Ave · 1 unit · $1,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
3221 Market St · 1 unit · $130,000 valuation
Records span Feb 11, 2026 to Aug 4, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
79a Parnassus Ave · 1 unit · $230,000 valuation
Records span Nov 19, 2021 to Jul 28, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
15 Loma Vista Tr · 1 unit · $1,250,000 valuation
Records span Jan 16, 2026 to Jul 14, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
400 Upper Tr · 1 unit · $7,425,000 valuation
Records span Dec 16, 2022 to Apr 27, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
581 Belvedere St · 1 unit · $122,234 valuation
Records span Dec 16, 2025 to Mar 4, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
295 La Avanzada St · 9 units · $4,900,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
85a Burnett Ave · 1 unit · $59,425 valuation
Records span Sep 12, 2025 to Nov 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 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).
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).
Active in "Applied" for 3.8 yr (first record Dec 30, 2022) with no new permit activity recorded in 3.8 yr. High-impact scale (1 housing unit, $950,000 declared valuation across 2 permits).
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).
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).
Active in "Issued" for 9.6 yr (first record Mar 21, 2017) with no new permit activity recorded in 3.1 yr. High-impact scale (5 housing units, $532,368 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,600 parcels
+23.2% YoY
City baseline: 90.9 / 1k
442 in trailing 24m
Includes 12 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 ($17,500/yr) + local voter-approved bond debt ($3,150/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$95,831/yr
Cash needed: $385,000
NOI: $10,357/yr
P&I: $8,849/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 | −$8,400/mo | -26.2% | $15,037/mo | −$8,413/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,986/mo | -24.9% | $13,918/mo | −$7,795/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 | −$7,748/mo | -24.2% | $13,595/mo | −$7,367/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 unitsNov 14, 2020 – Feb 15, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
erect a three story type 5 construction 1 basement single family dwelling
demolish 1 story type 5 construction single family dwelling
new rear yard concrete stairs
revision to pa 2019-0815-8884 new retaining wall at rear of the site
new retaining wall on rear yard
ref pa# 201312275170; install new fire sprink system througout building per nfpa 13-+d including 12 combination fire service total sprinkers 44
street space
street space
comply with nov #201766103, 133(a)(1) legalize wall in east side yard setback. the east wall on the upper level was demolished in excess of the approved permit #201312275170
revision to 201312275170 scope to add concrete slab and walls at garage level
street space
demolition of interior walls, bath & kitchen fixtures, remove roof and exterior siding windows refer to site permit 201312275170; no structural work.
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 |
|---|---|---|---|---|---|---|
| 2024 | —(202011148929) | SFD · Owner | — | 1 (Feb 15, 2024) | — | — |
| 2021 | 35 Belgrave Ave-HC(2020-010109PRJ) | ADU · Renter | 1 (Jul 15, 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
35 BELGRAVE 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 2688/071. Assessed value is not market value.
Search by block/lot 2688/071 (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.