San Francisco · Twin Peaks · Block/lot 2785/002 · San Francisco
Since October 2024 within ½ mile: 6 homes completed, 10 permitted, 13 proposed or in review.
16 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.
757 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.
$1,582,000
Benchmark range: $1,345,000 – $1,819,000
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 20, 2020), with no completion or new permit record in 5.1 yr. · 1 unit · $220,000 declared valuation
In "Applied" for 6.7 yr (since Jan 28, 2020), with no new permit record in 6.7 yr. · 9 units · $6,121,708 declared valuation
In "Applied" for 6.7 yr (since Feb 13, 2020), with no new permit record in 6.7 yr. · 9 units · $3,950,000 declared valuation
Permit issued and active for 10.6 yr (first record Mar 30, 2016), with no completion or new permit record in 6.2 yr. · 1 unit · $250,000 declared valuation
In "Applied" for 5.7 yr (since Jan 29, 2021), with no new permit record in 5.7 yr. · 8 units · $786,800 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
Nearby plumbing / water heater / sewer (785 Panorama Dr): Status changed from filed to issued
Record 202610229789 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (785 Panorama Dr): Issued date changed from (blank) to 2026-10-26
Record 202610229789 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (785 Panorama Dr): Declared valuation changed from 0 to 9535
Record 202610229789 · 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 plumbing / water heater / sewer (785 Panorama Dr): First appeared in published agency feed
Record 202610229789 · 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
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)
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)
276 Grand View Ave · 2 units · $750,000 valuation
Records span May 25, 2023 to Mar 3, 2026 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
315 Grand View Ave · 1 unit · $220,000 valuation
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)
1310 Clayton St · 3 units · $460,000 valuation
Records span Jun 21, 2022 to Oct 7, 2025 (2 permits).
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 20, 2020) with no new permit activity recorded in 5.1 yr.
Active in "Applied" for 6.7 yr (first record Feb 26, 2020) with no new permit activity recorded in 5 yr. High-impact scale (13 housing units, $4,750,000 declared valuation across 1 permit).
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 "Applied" for 6.7 yr (first record Jan 28, 2020) with no new permit activity recorded in 6.7 yr. High-impact scale (9 housing units, $6,121,708 declared valuation across 1 permit).
Active in "Applied" for 6.7 yr (first record Feb 13, 2020) with no new permit activity recorded in 6.7 yr. High-impact scale (9 housing units, $3,950,000 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: 90.9 / 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 ($15,800/yr) + local voter-approved bond debt ($2,844/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$83,509/yr
Cash needed: $347,600
NOI: $12,363/yr
P&I: $7,989/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 | −$7,373/mo | -25.5% | $13,603/mo | −$7,372/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,959/mo | -24.0% | $12,591/mo | −$6,755/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 | −$6,722/mo | -23.2% | $12,299/mo | −$6,326/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 20, 2020 – Sep 9, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
replacement of extg windows in kind and same size. ref pa#202011209427. 2 bay windows at front; 1 window at side and 3 windows at rear of building on 2nd floor.total of 6 windows u=030 max
add adu unit to rear of the garage at ground floor, remodel (2) bathrooms and (1) kitchen at second floor, open plan wall between kitchen and living area at second floor.
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 |
|---|---|---|---|---|---|---|
| 2021 | —(202011209427) | ADU · Renter | — | 1 (Sep 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.
Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 28, 2026
188A MARVIEW WAY; 188 MARVIEW WAY
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 2785/002. Assessed value is not market value.
Search by block/lot 2785/002 (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.