San Francisco · West of Twin Peaks · Block/lot 2999B/016 · San Francisco
Since October 2024 within ½ mile: 1 permitted, 4 proposed or in review.
5 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.
783 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.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 2026
$2,058,000
Benchmark range: $1,749,000 – $2,367,000
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 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 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 5.2 yr (first record Aug 16, 2021), with no completion or new permit record in 4.5 yr. · 1 unit · $90,000 declared valuation
Permit issued and active for 9.8 yr (first record Dec 30, 2016), with no completion or new permit record in 8.6 yr. · 1 unit · $10,000 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 7.8 yr (since Jan 7, 2019), with no new permit record in 7.8 yr. · 1 unit · $60,000 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 8.7 yr (first record Feb 15, 2018), with no completion or new permit record in 7.2 yr. · 1 unit · $120,000 declared valuation
Nearby remodel / interior alteration (299 Bella Vista Wy): Status changed from issued to complete
Record 202605181473 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (400 Hearst Av): Status changed from filed to issued
Record 202609218411 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (400 Hearst Av): Issued date changed from (blank) to 2026-10-29
Record 202609218411 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (400 Hearst Av): Declared valuation changed from 0 to 90000
Record 202609218411 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (379 Hearst Av): First appeared in published agency feed
Record 202610290071 · 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 addition (adds square footage) (604 Teresita Bl): Declared valuation changed from 125000 to 148000
Record 202605131151 · 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
Nearby remodel / interior alteration (279 Bella Vista Wy): Status changed from issued to expired
Record 202503031392 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (391 Joost Av): First appeared in published agency feed
Record 202604239950 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (589 Congo St): Status changed from issued to complete
Record 202607225379 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (650 Joost Av): Status changed from filed to issued
Record 202609118042 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (650 Joost Av): Issued date changed from (blank) to 2026-10-23
Record 202609118042 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (592 Teresita Bl): Declared valuation changed from 0 to 95793
Record 202610089221 · 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 5.2 yr (first record Aug 16, 2021) with no new permit activity recorded in 4.5 yr.
Active in "Applied" for 4.4 yr (first record Jun 8, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $977,000 declared valuation across 1 permit).
Active in "Issued" for 9.9 yr (first record Dec 2, 2016) with no new permit activity recorded in 4.2 yr. High-impact scale (1 housing unit, $1,093,349 declared valuation across 2 permits).
Active in "Issued" for 10.3 yr (first record Jul 12, 2016) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 4 permits).
Active in "Applied" for 13 mo (first record Sep 24, 2025) with no new permit activity recorded in 13 mo.
Active in "Entitled" for 20 mo (first record Mar 6, 2025) with no new permit activity recorded in 20 mo.
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 ($20,600/yr) + local voter-approved bond debt ($3,708/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$118,299/yr
Cash needed: $453,200
NOI: $6,699/yr
P&I: $10,416/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 | −$10,272/mo | -27.2% | $17,650/mo | −$10,310/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,858/mo | -26.1% | $16,337/mo | −$9,693/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 | −$9,621/mo | -25.5% | $15,957/mo | −$9,264/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 unitsAug 16, 2021 – May 10, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
conversion of unauthorized dwelling unit to a new accessory dwelling unit. the existing covered patio will be enclosed to become part of the adu.
foundation upgrade and lateral upgrade at ground floor per asce 7-16 standards
new bedroom and laundry room on lower level and enclose area under upper level sunroom and full bath.
remodel bathroom. remove old tub and replace with walk-in shower. upgrade vanity, toilet, and tiles.
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 | —(202108166510) | SFD · Owner | — | 1 (May 10, 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
620A TERESITA BLVD; 620 TERESITA BLVD
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 2999B/016. Assessed value is not market value.
Search by block/lot 2999B/016 (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.