San Francisco · Twin Peaks · Block/lot 2764/012 · San Francisco
Since October 2024 within ½ mile: 24 homes completed, 19 permitted, 18 proposed or in review.
35 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.
1,220 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.
$1,380,000
Benchmark range: $1,173,000 – $1,587,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 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 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-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.
Permit issued and active for 3.4 yr (first record May 25, 2023), with no completion or new permit record in 8 mo. · 2 units · $750,000 declared valuation
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
Permit issued and active for 3.3 yr (first record Jul 28, 2023), with no completion or new permit record in 3.3 yr. · 1 unit
Permit issued and active for 9.8 yr (first record Dec 22, 2016), with no completion or new permit record in 3.2 yr. · 9 units · $1,150,000 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
Permit issued and active for 7 yr (first record Nov 5, 2019), with no completion or new permit record in 2.9 yr. · 1 unit · $276,824 declared valuation
Nearby windows / doors / siding (286 Eureka St): Status changed from suspend to reinstated
Record 202507301919 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (375 Diamond St): Status changed from suspend to cancelled
Record 201706149325 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (4188 20th St): Status changed from issued to complete
Record 202602065443 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (4109 24th St): Status changed from issued to complete
Record 202605131212 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (3922 21st St): Status changed from issued to complete
Record 202606183538 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (46 Saint Germain Av): Status changed from filed to issued
Record S20260924749 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (46 Saint Germain Av): Issued date changed from (blank) to 2026-10-27
Record S20260924749 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (674 Elizabeth St): Status changed from filed to issued
Record 202610199582 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (674 Elizabeth St): Issued date changed from (blank) to 2026-10-27
Record 202610199582 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (108 Hoffman Av): First appeared in published agency feed
Record S20261027778 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (172 Eureka St): First appeared in published agency feed
Record 202610279975 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (365 Corbett Av): First appeared in published agency feed
Record 202610280018 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4564 19th St): First appeared in published agency feed
Record 202610280026 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202603177712 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202303224205 · 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 →Active in "Issued" for 3.4 yr (first record May 25, 2023) with no new permit activity recorded in 8 mo. High-impact scale (2 housing units, $750,000 declared valuation across 3 permits).
Active in "Issued" for 5.5 yr (first record May 6, 2021) with no new permit activity recorded in 2.6 yr. High-impact scale (3 housing units, $2,100,000 declared valuation across 1 permit).
Active in "Issued" for 2 yr (first record Oct 15, 2024) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $985,714 declared valuation across 2 permits).
Active in "Entitled" for 8.9 yr (first record Dec 7, 2017) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,000,000 declared valuation across 3 permits).
Active in "Issued" for 2.3 yr (first record Jul 18, 2024) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,400,000 declared valuation across 1 permit).
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 1,754 parcels
+4.8% YoY
City baseline: 91.1 / 1k
129 in trailing 24m
Includes 1 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 ($13,800/yr) + local voter-approved bond debt ($2,484/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$69,014/yr
Cash needed: $303,600
NOI: $14,723/yr
P&I: $6,978/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 | −$6,165/mo | -24.4% | $11,917/mo | −$6,148/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,751/mo | -22.7% | $11,030/mo | −$5,530/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 | −$5,514/mo | -21.8% | $10,774/mo | −$5,102/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 ↗
Issued2 unitsMay 25, 2023 – Mar 3, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
demolition of a type 5b, 2 single family
to erect a 3-story + 1 basement, 2-dwelling units, type 5-b residential building
excavate & enlarge (e) basement/street level garage to accomodate 2-car garage & utility/storage areas. excavate & extend (e) ground fl towards the rear. horizontal addition 2nd fl & roof deck above. excate 222 cu.yds.
2-story horizontal addition & 1-story vertical addition. enlarge garage & add (1) bicycle parking space. 1st flr: total remodel & add laundry & roof deck @ front. 2nd flr: total remodel. 3rd flr: add (2) bedrooms, (2) baths & family rm.
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.
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 29, 2026
276 GRAND VIEW AVE
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 2764/012. Assessed value is not market value.
Search by block/lot 2764/012 (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.