San Francisco · West of Twin Peaks · Block/lot 3180/204 · San Francisco
Since October 2024 within ½ mile: 3 homes completed, 169 permitted, 427 proposed or in review (184 of them deed-restricted affordable); 1 commercial or mixed-use project.
23 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.
759 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 28, 2026
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 28, 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 BR-MU 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 10.7 yr (first record Feb 17, 2016), with no completion or new permit record in 6.1 yr. · 1 unit · $5,000 declared valuation
In "Approved" for 8.2 yr (since Aug 23, 2018), with no new permit record in 6 yr. · 3 units · $500,000 declared valuation
In "Approved" for 5.6 yr (since Mar 10, 2021), with no new permit record in 5.6 yr. · 1 unit · $250,000 declared valuation
In "Applied" for 5.5 yr (since Apr 20, 2021), with no new permit record in 5.5 yr. · 1 unit · $15,000 declared valuation
In "Applied" for 5 yr (since Oct 27, 2021), with no new permit record in 5 yr. · 1 unit · $67,000 declared valuation
In "Applied" for 4.6 yr (since Mar 31, 2022), with no new permit record in 4.6 yr. · 1 unit · $107,000 declared valuation
Nearby remodel / interior alteration (757 Monterey Bl): Status changed from filed to issued
Record 202609238542 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (757 Monterey Bl): Issued date changed from (blank) to 2026-10-26
Record 202609238542 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (327 Staples Av): Description text was updated
Record 202603308539 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (757 Monterey Bl): Description text was updated
Record 202609238542 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (201 Gennessee St): Status changed from filed to issued
Record 202610099258 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (201 Gennessee St): Issued date changed from (blank) to 2026-10-22
Record 202610099258 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (201 Gennessee St): Declared valuation changed from 100000 to 75000
Record 202610099258 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
841 Ocean Ave · 1 unit · $298,934 valuation
Records span Aug 28, 2024 to Oct 8, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
682 Miramar Ave · 1 unit · $500,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1159 Capitol Ave · 3 units · $850,000 valuation
Records span Aug 31, 2026 to Sep 27, 2026 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
170 Meyer Ln · 174 units · $105,000,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
New multifamily / condos / mixed-use permit application filed (202607094805)
Current status: filed
priority mayor 13-01. block c & d: erect 6-story (block c) & (block d), type 3a over 1a construction, market-rate multi-family residential with 243 units. · Declared valuation: $95,000,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
319a Flood Ave · 1 unit · $190,000 valuation
Records span Sep 20, 2023 to Aug 19, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
319 Flood Ave · 1 unit · $10,000 valuation
Records span Sep 20, 2023 to Aug 19, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
715 Mount Vernon Ave · 1 unit · $144,062 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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 ($18,050/yr) + local voter-approved bond debt ($3,249/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$99,817/yr
Cash needed: $397,100
NOI: $9,708/yr
P&I: $9,127/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 | −$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 ↗
Applied243 unitsAug 26, 2026 – Aug 26, 2026
Expired / withdrawn249 unitsDec 21, 2022 – Dec 21, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
priority mayor 13-01. block c & d: erect 6-story (block c) & (block d), type 3a over 1a construction, market-rate multi-family residential with 243 units.
priority mayor 13-01. block c & d: erect 7-story over 1-basement (block c) + 6-story over 1-basement (block d), type 3a over 1a construction, market-rate multi-family residential with 249 units.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 28, 2026 · Filed, issued, and status dates come from the Department of Building Inspection, which dates each status change.
No housing activity reported to the State for this parcel (2018–2025 reports).
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 28, 2026
198 WISTERIA LN
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 3180/204. Assessed value is not market value.
Search by block/lot 3180/204 (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.