San Francisco · West of Twin Peaks · Block/lot 2918/031 · San Francisco
Since October 2024 within ½ mile: 1 homes completed, 6 permitted, 177 proposed or in review.
11 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.
656 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.
$2,036,000
Benchmark range: $1,731,000 – $2,341,000
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(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 5.6 yr (first record Mar 11, 2021), with no completion or new permit record in 3.6 yr. · 1 unit · $300,000 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
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
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 remodel / interior alteration (51 Lopez Av): Declared valuation changed from 0 to 1
Record 202610280052 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (51 Lopez Av): Description text was updated
Record 202610280052 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (30 Miraloma Dr): Status changed from filed to issued
Record 202606183533 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (30 Miraloma Dr): Issued date changed from (blank) to 2026-10-28
Record 202606183533 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (30 Miraloma Dr): Declared valuation changed from 0 to 210000
Record 202606183533 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (30 Miraloma Dr): Description text was updated
Record 202606183533 · 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 windows / doors / siding (415 Castenada Av): First appeared in published agency feed
Record 202610279963 · 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 (51 Lopez Av): First appeared in published agency feed
Record 202610280052 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (75 Sotelo Av): Status changed from filed to issued
Record 202610139375 · 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 5.6 yr (first record Mar 11, 2021) with no new permit activity recorded in 3.6 yr.
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 13 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).
Active in "Applied" for 6.7 yr (first record Feb 6, 2020) with no new permit activity recorded in 6.7 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 ($20,350/yr) + local voter-approved bond debt ($3,663/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$116,487/yr
Cash needed: $447,700
NOI: $6,994/yr
P&I: $10,290/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 | −$10,121/mo | -27.1% | $17,439/mo | −$10,157/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,707/mo | -26.0% | $16,142/mo | −$9,540/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 | −$9,470/mo | -25.4% | $15,767/mo | −$9,111/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 unitsMar 11, 2021 – Mar 24, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
remove and replace 80 sq ft of stucco between roofs. (not street visible)
reroofing (no hot works)
repair of stucco west elevation and north elevation approx. 1600 sq ft. like for like.
window revision to center at the above pa#202103116419. windows should be fiberglass
rev to 2021-0311-6419; remove (e) garage slab at area of new adu for a new conc slab
remodel master bath. reconfigure (e) 2-car garage & lower level to 1-car garage with in-law bedroom, kitchen & bathroom. window to become door/(n) window @ kitchen, add (n) window/change 2-car garage door to single (state adu program)
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 |
|---|---|---|---|---|---|---|
| 2023 | —(202103116419) | ADU · Renter | — | 1 (Mar 24, 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 31, 2026
110 HERNANDEZ AVE
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 2918/031. Assessed value is not market value.
Search by block/lot 2918/031 (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.