San Francisco · Noe Valley · Block/lot 2828/044 · San Francisco
Since October 2024 within ½ mile: 14 homes completed, 17 permitted, 16 proposed or in review.
28 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.
1,115 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.
$2,014,000
Benchmark range: $1,712,000 – $2,316,000
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 RM-1 as multifamily 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 5.8 yr (first record Jan 5, 2021), with no completion or new permit record in 3.7 yr. · 2 units · $295,000 declared valuation
Permit issued and active for 5.8 yr (first record Jan 11, 2021), with no completion or new permit record in 4.3 yr. · 9 units · $600,000 declared valuation
In "Applied" for 4.2 yr (since Aug 30, 2022), with no new permit record in 4.2 yr. · 1 unit · $500,000 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
In "Applied" for 8.9 yr (since Dec 8, 2017), with no new permit record in 4 yr. · 2 units · $950,000 declared valuation
In "Applied" for 3.8 yr (since Dec 30, 2022), with no new permit record in 3.8 yr. · 1 unit · $950,000 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 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 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 remodel / interior alteration (767 27th St): First appeared in published agency feed
Record 202610280022 · 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 202212208811 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (514 Clipper St): Status changed from issued to cancelled
Record 202604038889 · 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 (4287 Cesar Chavez St): First appeared in published agency feed
Record 202610229770 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4370 Cesar Chavez St): First appeared in published agency feed
Record 202610229796 · 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
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 5.8 yr (first record Jan 5, 2021) with no new permit activity recorded in 3.7 yr.
Active in "Applied" for 8.9 yr (first record Dec 8, 2017) with no new permit activity recorded in 4 yr. High-impact scale (2 housing units, $950,000 declared valuation across 4 permits).
Active in "Issued" for 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 13 mo. High-impact scale (1 housing unit, $1,306,085 declared valuation across 1 permit).
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 "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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,770 parcels
+12.8% YoY
City baseline: 91.1 / 1k
617 in trailing 24m
Includes 30 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 ($20,150/yr) + local voter-approved bond debt ($3,627/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$115,037/yr
Cash needed: $443,300
NOI: $7,230/yr
P&I: $10,189/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 | −$10,000/mo | -27.1% | $17,271/mo | −$10,035/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,586/mo | -26.0% | $15,986/mo | −$9,417/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 | −$9,349/mo | -25.3% | $15,614/mo | −$8,989/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 unitsJan 5, 2021 – Feb 14, 2023
Expired / withdrawn3 unitsNov 23, 2016 – Nov 23, 2016
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
add (1) full bath room at level 1
revision for issued permit pa#:202307061528. renovation(e)6 units on level 2 & 3: (1)interior renovation w/ (n) mech system (2) new roof assembly (3)repair exterior stucco if needed(4) remove common laundry room; provide private laundry wash& dryer ea. unit 5) new front door & window 6)replace rail
re roofing: no hot works.
upgrade existing fire alarm system per new orinance 165-16sec 1103.7.6.1 1016 sffc with new fire alarm system
replace (20) windows , (2) doors . material is vinyl. no size change. street facing. window and door replacement in-kind.
work consists of renovation of (e) 5 units on level 2 & 3. interior renovation in units with (n) mechanical system, new roof assembly, repair exterior stucco if needed. no work in unit 203. convert crawl space at level 1 to storage
recommencement and completion of work approved under pa# 201611233434 and 202001151971.
proposed scope of work consists of the construction of 2 new adu (accessory dwelling units) and common amenities for tenant within the existing building envelope. no building expansion is proposed. new adu's are to be located on existing level 1
revision to permit application #201611233434. simplification of lateral systems for a stand-alone soft story retrofit
soft story retrofit per sfbc chapter 34b. 2012 iebc appendix a-4.
construction of 3 new adu & storage within the (e) building envelope & crawl space per ordinance# 162-16. the new units will include kitchens & bathrooms. mandatory full seismic upgrade improvement under pa# 2016/11/23/3434.
vertical addition & alteration, improvements to (e)3 over basement, 6-unit apts bldg. interior renovation of (1)(e) unit on 3rd fl & penthouse addition on the 4th fl. exterior renovation of whole bldg,exterior facades. addition also includes bathrooms & kitchen on the 4th floor
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2023 | —(202101052100) | ADU · Renter | — | 2 (Feb 14, 2023) | — | — |
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
505 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 2828/044. Assessed value is not market value.
Search by block/lot 2828/044 (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.