129 Edgehill Way

San Francisco · West of Twin Peaks · Block/lot 2933/015 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 2 homes completed, 5 permitted, 179 proposed or in review.

14 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.

760 permits within ½ mile since October 2024

New construction2 · 173 units
Adds housing (ADU)10 · 11 units
Additions & renovations242
Building systems392
Repairs26
Other88

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.

Explore projects on the map →Explore sales & prices →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,807,000

Benchmark range: $1,536,000 – $2,078,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property Information Map

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: West of Twin Peaks Census ACS 5-year median home value ($1,806,975); $1,806,975
2. Parcel & lot adjustment (1.00×): Standard residential parcel (1.00× area baseline); +$0
3. Documented permitted improvements: No recent value-adding ADU, addition, or remodel permits recorded on this parcel; +$0

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RH-1(D) (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned RH-1(D), a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned RH-1(D), a single-family residential zone.
The lot is 4,554 sq ft on the parcel map, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980230A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home1
Accessory dwelling unit (new or conversion)3

See them on the map →

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 RH-1(D) as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

70 events · 27 slow/stalled projects

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.

Slow-moving or stalled projects (27)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 129 Edgehill WyApplied
On this parcel
In "Applied" for 22 mo (since Dec 24, 2024), with no new permit record in 22 mo. · 2 units · $1 declared valuation
StalledNew home at 129 Edgehill WyIssued
On this parcel
Permit issued and active for 7.7 yr (first record Feb 1, 2019), with no completion or new permit record in 12 mo. · 1 unit · $1,604,950 declared valuation
StalledNew home at 8 San Lorenzo WyIssued
0.35 mi SW
Permit issued and active for 9.9 yr (first record Dec 21, 2016), with no completion or new permit record in 7.6 yr. · 1 unit · $800,000 declared valuation
StalledNew home at 68 Rockwood CtIssued
0.13 mi E
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
StalledNew home at 148 Kensington WyApplied
400 ft SW
In "Applied" for 7 yr (since Oct 18, 2019), with no new permit record in 7 yr. · 1 unit · $1,000,000 declared valuation
StalledNew home at 152v Kensington WyApplied
390 ft SW
In "Applied" for 7 yr (since Oct 18, 2019), with no new permit record in 7 yr. · 1 unit · $1,000,000 declared valuation

202615 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.27 mi S
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.27 mi S
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.27 mi S
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.27 mi S
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.45 mi SW
Nearby remodel / interior alteration (98 West Portal Av): Status changed from filed to issued
Record 202607144995 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.45 mi SW
Nearby remodel / interior alteration (98 West Portal Av): Issued date changed from (blank) to 2026-10-28
Record 202607144995 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.18 mi SE
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.18 mi SE
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.18 mi SE
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.36 mi NW
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.45 mi NE
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.34 mi NW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.44 mi SW
Nearby plumbing / water heater / sewer (35 Santa Clara Av): Status changed from issued to complete
Record 202509094917 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.48 mi NW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.48 mi NW
Nearby plan revision / deferred submittal (75 Sotelo Av): Issued date changed from (blank) to 2026-10-23
Record 202610139375 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile

Showing 15 of 70 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

New home at 129 Edgehill WyIssuedNo new record in 12 mo$1,604,950
On this parcel
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).
Accessory dwelling unit at 129 Edgehill WyAppliedNo new record in 22 mo
On this parcel
Active in "Applied" for 22 mo (first record Dec 24, 2024) with no new permit activity recorded in 22 mo.
New home at 131 Edgehill WyIssuedNo new record in 23 mo$2,620,000
On this parcel
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).
New home at 152v Kensington WyAppliedNo new record in 7 yr$1,000,000
390 ft SW
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).
New home at 148 Kensington WyAppliedNo new record in 7 yr$1,000,000
400 ft SW
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).
New home at 156v Kensington WyAppliedNo new record in 6.7 yr$1,000,000
400 ft SW
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).

Neighborhood renovation & housing momentum: West of Twin Peaks

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 13,217 parcels

Rank #17 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 452 vs 391 permits
24m rate per 1,000 parcels: 63.8
5-year substantial permits: 2,044
Housing additions (24m): 317 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

West of Twin Peaks$3,357±$344

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · West of Twin PeaksCensus ACS 2020–2024 owner-occupied self-reported median

$1,807,000±$49,100

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$361,000Interest rate (%)Loan termClosing costs (%)$36,100

Prop 13 post-purchase property tax estimate

$1,812/mo ($21,749/yr · 1.20%)

Under 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 ($18,050/yr) + local voter-approved bond debt ($3,249/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$3,249/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$8,318
Cash-on-cash return: -25.1%
Cap rate (Year 1 NOI): 0.54%
DSCR (NOI / debt): 0.09x
Break-even gross rent: $14,347/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,611 − Debt $9,127)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.20%)−$1,812

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$809

Mortgage principal & interest (1,444,000 loan)−$9,127

Net monthly cash flow−$8,318

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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	−$8,732/mo	-26.4%	$15,500/mo	−$8,750/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$8,318/mo	-25.1%	$14,347/mo	−$8,132/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	−$8,081/mo	-24.4%	$14,014/mo	−$7,703/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

New home at 129 Edgehill Wy
Issued1 unitsFeb 1, 2019 – Oct 14, 2025
Accessory dwelling unit at 129 Edgehill Wy
Applied2 unitsDec 24, 2024 – Dec 24, 2024

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

Accessory dwelling unit (new or conversion)202412247360
administrative permit to document the correct record for approved permit 2019 0201 1902 s. building is single family home and includes an accessory dwelling unit. correct story count is 4 stories with 1 basement. no work under this permit.
administrative permit to document the correct record for approved permit 2019 0201 1902 s. building is single family home and includes an accessory dwelling unit. correct story count is 4 stories with 1 basement. no work under this permit.
Applied
Dec 24, 2024
Issued
Not issued
Recorded status
filed as of Dec 23, 2024
Declared valuation
$1
New single-family home201902011902
to erect 4 stories, 1 basement, type v-a, single family building.
to erect 4 stories, 1 basement, type v-a, single family building.
Applied
Feb 1, 2019
Issued
Sep 13, 2023
Recorded status
issued as of Sep 13, 2023
Declared valuation
$1,604,950

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2025	—(201902011902)	SFD · Owner	—	1 (Oct 14, 2025)	—	—

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.

Zoning & planning

Zoning: RH-1(D): RESIDENTIAL- HOUSE, ONE FAMILY- DETACHED code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 1

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 2933/015. Assessed value is not market value.
Property tax payment
Search by block/lot 2933/015 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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

−$8,732/mo

-26.4%

$15,500/mo

−$8,750/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$8,318/mo

-25.1%

$14,347/mo

−$8,132/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

−$8,081/mo

-24.4%

$14,014/mo

−$7,703/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

—(201902011902)

SFD · Owner

—

1 (Oct 14, 2025)

—