San Francisco · Castro/Upper Market · Block/lot 2703/013 · San Francisco
Since October 2024 within ½ mile: 16 homes completed, 18 permitted, 21 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.
1,203 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
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
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 3.3 yr (since Jun 23, 2023), with no new permit record in 3.3 yr. · 3 units · $1,250,000 declared valuation
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
Permit issued and active for 9.6 yr (first record Mar 21, 2017), with no completion or new permit record in 3.1 yr. · 5 units · $532,368 declared valuation
In "Entitled" for 3.1 yr (since Sep 28, 2023), with no new permit record in 3.1 yr. · 1 unit
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
Permit issued and active for 5.5 yr (first record May 6, 2021), with no completion or new permit record in 2.6 yr. · 3 units · $2,100,000 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 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 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
Nearby remodel / interior alteration (3687 Market St): Status changed from issued to complete
Record 202610209671 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
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
Nearby remodel / interior alteration (122 Hoffman Av): First appeared in published agency feed
Record 202610239812 · 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 (3851 Market St): First appeared in published agency feed
Record 202610239827 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
4300 17th St · 1 unit · $780,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project 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)
233 Douglass St · 1 unit · $112,723 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
4345 20th St · 2 units · $220,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit issued (202601264561)
Recorded status: issued
legalization of a ground floor unit into an adu through state program. renovation of kitchen and bathroom. new egress window. · Declared valuation: $130,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
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 ($16,700/yr) + local voter-approved bond debt ($3,006/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$90,032/yr
Cash needed: $367,400
NOI: $11,301/yr
P&I: $8,444/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 | −$7,916/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 ↗
Issued1 unitsFeb 11, 2026 – Aug 4, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
legalization of a ground floor unit into an adu through state program. renovation of kitchen and bathroom. new egress window.
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.
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 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
3221 MARKET ST; 3223A MARKET ST; 3223 MARKET ST
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 2703/013. Assessed value is not market value.
Search by block/lot 2703/013 (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.