San Francisco · Twin Peaks · Block/lot 2873/002 · San Francisco
Since October 2024 within ½ mile: 5 permitted, 5 proposed or in review.
8 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.
638 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.
$1,385,000
Benchmark range: $1,177,000 – $1,593,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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 31, 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 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 7.7 yr (first record Jan 31, 2019), with no completion or new permit record in 6.2 yr. · 1 unit · $12,500 declared valuation
In "Applied" for 7.5 yr (since May 14, 2019), with no new permit record in 7.5 yr. · 1 unit · $5,000 declared valuation
Permit issued and active for 5.8 yr (first record Jan 5, 2021), with no completion or new permit record in 5.8 yr. · 7 units · $250,000 declared valuation
In "Approved" for 5.8 yr (since Jan 21, 2021), with no new permit record in 5.8 yr. · 1 unit · $2,250,000 declared valuation
In "Approved" for 5.8 yr (since Jan 21, 2021), with no new permit record in 5.7 yr. · 2 units · $295,592 declared valuation
In "Approved" for 5.8 yr (since Jan 21, 2021), with no new permit record in 5.7 yr. · 1 unit · $271,335 declared valuation
Nearby plan revision / deferred submittal (375 Woodside Av): Declared valuation changed from 0 to 28000
Record 202610280003 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (100 Encline Ct): Status changed from issued to complete
Record 202605010512 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (375 Woodside Av): First appeared in published agency feed
Record 202610280003 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (338 Teresita Bl): First appeared in published agency feed
Record 202610280011 · 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
Nearby remodel / interior alteration (104 Turquoise Wy): First appeared in published agency feed
Record 202610269886 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (630 Grand View Av): First appeared in published agency feed
Record 202610239840 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
498 Hoffman Ave · 1 unit · $32,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit application filed (202511129453)
Current status: issued
to obtain final inspection for work approved under pa # 2019-0131-1716. all work is complete. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit issued (202511129453)
Recorded status: issued
to obtain final inspection for work approved under pa # 2019-0131-1716. all work is complete. · Declared valuation: $1 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
34 Fountain St · 1 unit · $1,306,085 valuation
Records span Jul 24, 2023 to Oct 9, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
49 Hopkins Ave · 2 units · $1,000,000 valuation
Records span Dec 7, 2017 to Sep 11, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
505 Burnett Ave · 2 units · $1,400,000 valuation
Records span Jul 18, 2024 to Sep 11, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
4451a 24th St · 1 unit · $48,897 valuation
Records span Nov 11, 2024 to Jul 25, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 unit
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 7.7 yr (first record Jan 31, 2019) with no new permit activity recorded in 6.2 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 "Approved" for 5.8 yr (first record Jan 21, 2021) with no new permit activity recorded in 5.8 yr. High-impact scale (1 housing unit, $2,250,000 declared valuation across 1 permit).
Active in "Applied" for 5.5 yr (first record Apr 30, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (4 housing units, $260,000 declared valuation across 1 permit).
Active in "Issued" for 5.8 yr (first record Jan 5, 2021) with no new permit activity recorded in 5.8 yr. High-impact scale (7 housing units, $250,000 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).
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 ($13,850/yr) + local voter-approved bond debt ($2,493/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$69,376/yr
Cash needed: $304,700
NOI: $14,664/yr
P&I: $7,003/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 | −$6,195/mo | -24.4% | $11,959/mo | −$6,179/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,781/mo | -22.8% | $11,069/mo | −$5,561/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 | −$5,544/mo | -21.8% | $10,812/mo | −$5,132/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 unitsJan 31, 2019 – Aug 13, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to obtain final inspection for work approved under pa # 2019-0131-1716. all work is complete.
revision to permit #: 2019-0131-1716. to add a mini split system to the 2nd flr unit @ ground flr, 2nd unit.
to comply with his#201711361. unit legalization per ordinance 43-14
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 31, 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 |
|---|---|---|---|---|---|---|
| 2020 | —(201901311716) | 2 to 4 · Renter | — | 1 (Aug 13, 2020) | — | — |
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 31, 2026
412A PORTOLA DR; 412 PORTOLA DR
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2873/002. Assessed value is not market value.
Search by block/lot 2873/002 (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.