San Francisco · West of Twin Peaks · Block/lot 2901B/026 · San Francisco
Since October 2024 within ½ mile: 1 homes completed, 4 permitted, 4 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.
631 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.
$2,077,000
Benchmark range: $1,765,000 – $2,389,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 30, 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 NC-1 as mixed use, 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 5.5 yr (first record Apr 27, 2021), with no completion or new permit record in 4.4 yr. · 1 unit · $72,000 declared valuation
In "Applied" for 7.9 yr (since Dec 5, 2018), with no new permit record in 7.9 yr. · 1 unit · $304,147 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 7.8 yr (first record Dec 27, 2018), with no completion or new permit record in 7.3 yr. · 1 unit · $105,000 declared valuation
In "Applied" for 7 yr (since Oct 18, 2019), with no new permit record in 7 yr. · 1 unit · $1,000,000 declared valuation
In "Applied" for 7 yr (since Oct 18, 2019), with no new permit record in 7 yr. · 1 unit · $1,000,000 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 (457 Ulloa St): Status changed from filed to issued
Record 202609248610 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (457 Ulloa St): Issued date changed from (blank) to 2026-10-28
Record 202609248610 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (457 Ulloa St): Declared valuation changed from 0 to 30000
Record 202609248610 · 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
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
Remodel / interior alteration permit application filed (202609248547)
Current status: issued
recommencement and completion of work approved under pa# 202104279429 and 202509165393 · Declared valuation: $30,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit issued (202609248547)
Recorded status: issued
recommencement and completion of work approved under pa# 202104279429 and 202509165393 · Declared valuation: $30,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
80 Edgehill Wy · 1 unit · $40,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Addition (adds square footage) permit issued (202607285654)
Recorded status: issued
addition (n) ada bathroom - barrier removal. · Declared valuation: $33,277
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Addition (adds square footage) permit application filed (202607285654)
Current status: issued
addition (n) ada bathroom - barrier removal. · Declared valuation: $33,277
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
436 Dewey Bl · 1 unit · $642,839 valuation
Records span Sep 20, 2023 to Mar 4, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
129 Edgehill Wy · 1 unit · $1,604,950 valuation
Records span Feb 1, 2019 to Oct 14, 2025 (1 permit).
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 5.5 yr (first record Apr 27, 2021) with no new permit activity recorded in 4.4 yr.
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 "Issued" for 8.1 yr (first record Sep 26, 2018) with no new permit activity recorded in 23 mo. High-impact scale (1 housing unit, $2,620,000 declared valuation across 1 permit).
Active in "Issued" for 7.7 yr (first record Feb 1, 2019) with no new permit activity recorded in 12 mo. High-impact scale (1 housing unit, $1,604,950 declared valuation across 1 permit).
Active in "Applied" for 7 yr (first record Oct 18, 2019) with no new permit activity recorded in 7 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Active in "Applied" for 7 yr (first record Oct 18, 2019) with no new permit activity recorded in 7 yr. High-impact scale (1 housing unit, $1,000,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 13,217 parcels
+15.6% YoY
City baseline: 91.1 / 1k
843 in trailing 24m
Includes 28 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 ($20,750/yr) + local voter-approved bond debt ($3,735/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$119,386/yr
Cash needed: $456,500
NOI: $6,522/yr
P&I: $10,492/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 | −$10,363/mo | -27.2% | $17,777/mo | −$10,402/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,949/mo | -26.2% | $16,454/mo | −$9,784/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 | −$9,711/mo | -25.5% | $16,072/mo | −$9,356/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 unitsApr 27, 2021 – Jun 23, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
recommencement and completion of work approved under pa# 202104279429 and 202509165393
addition (n) ada bathroom - barrier removal.
revision to pa #202104219429 and pa #202506068106. 2nd floor: reconfigure layout of bedroom and kitchen.
commencement of work not started under previously approved permit #202104279429
to comply w/nov# 202200148 and revision to pa# 201809140328, shearwalls & holdown changes.
soft story seismic retrofit per 2016 cebcappendix a-4.(commercial)
soft story seismic retrofit per 2016 cebcappendix a-4. (residential)
convert office space into adu residential space. remodel kitchen and bath per layout. add 1 bedroom and 1 living room.
install one illuminated double-faced projecting sign.
install two illuminated single-faced wall sign.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 |
|---|---|---|---|---|---|---|
| 2022 | —(202104279429) | ADU · Renter | — | 1 (Jun 23, 2022) | — | — |
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 30, 2026
111 FOWLER AVE; 691 PORTOLA DR; 695 PORTOLA DR
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 2901B/026. Assessed value is not market value.
Search by block/lot 2901B/026 (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.