San Francisco · Outer Mission · Block/lot 3212/023 · San Francisco
Since October 2024 within ½ mile: 53 homes completed, 14 permitted, 6 proposed or in review (12 of them deed-restricted affordable); 1 commercial or mixed-use project.
28 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.
589 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.
$1,296,000
Benchmark range: $1,102,000 – $1,490,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 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 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 NCT-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.
In "Applied" for 8.5 yr (since Apr 26, 2018), with no new permit record in 8.5 yr. · 24 units · $6,000,000 declared valuation
In "Entitled" for 4.4 yr (since May 19, 2022), with no new permit record in 4.4 yr. · 35 units
Permit issued and active for 8.4 yr (first record May 24, 2018), with no completion or new permit record in 4.3 yr. · 1 unit · $400,000 declared valuation
Permit issued and active for 6.8 yr (first record Jan 16, 2020), with no completion or new permit record in 4.3 yr. · 3 units · $1,200,000 declared valuation
In "Applied" for 3.9 yr (since Dec 15, 2022), with no new permit record in 3.9 yr. · 1 unit · $159,000 declared valuation
Permit issued and active for 5.3 yr (first record Jul 26, 2021), with no completion or new permit record in 3.6 yr. · 1 unit · $570,000 declared valuation
Nearby windows / doors / siding (237 Onondaga Av): Status changed from issued to complete
Record 202608116398 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (237 Onondaga Av): Status changed from issued to complete
Record 202608186800 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (737 London St): First appeared in published agency feed
Record 202610280042 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4788 Mission St): Status changed from issued to complete
Record 202402095627 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4796 Mission St): Status changed from issued to expired
Record 201708296195 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (4796 Mission St): Status changed from issued to expired
Record 202508072594 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (208 Tara St): Status changed from issued to complete
Record 202603137510 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (208 Tara St): Status changed from issued to complete
Record 202603278455 · 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 windows / doors / siding (208 Tara St): Status changed from issued to complete
Record 202604300422 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (428 Otsego Av): First appeared in published agency feed
Record 202610239837 · 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)
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)
81 Delano Ave · 1 unit · $90,864 valuation
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 "Entitled" for 4.4 yr (first record May 19, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (35 housing units, 6 deed-restricted affordable across 0 permits).
Active in "Applied" for 8.5 yr (first record Apr 26, 2018) with no new permit activity recorded in 8.5 yr. High-impact scale (24 housing units, $6,000,000 declared valuation across 2 permits).
Active in "Issued" for 6.8 yr (first record Jan 16, 2020) with no new permit activity recorded in 4.3 yr. High-impact scale (3 housing units, $1,200,000 declared valuation across 2 permits).
Active in "Entitled" for 2.6 yr (first record Mar 12, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (8 housing units across 0 permits).
Active in "Issued" for 3.3 yr (first record Jul 14, 2023) with no new permit activity recorded in 2.1 yr. High-impact scale (2 housing units, $1,596,398 declared valuation across 1 permit).
Active in "Issued" for 3.8 yr (first record Dec 29, 2022) with no new permit activity recorded in 7 mo. High-impact scale ($15,000,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,443 parcels
+9.2% YoY
City baseline: 91.1 / 1k
182 in trailing 24m
Includes 14 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 ($12,950/yr) + local voter-approved bond debt ($2,331/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$62,853/yr
Cash needed: $284,900
NOI: $15,726/yr
P&I: $6,548/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 | −$5,651/mo | -23.8% | $11,201/mo | −$5,628/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,238/mo | -22.1% | $10,367/mo | −$5,010/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 | −$5,000/mo | -21.1% | $10,126/mo | −$4,582/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 ↗
Entitled35 units6 deed-restrictedMay 19, 2022 – May 19, 2022
Applied24 unitsApr 26, 2018 – Apr 26, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
permit to correct complaint #201799281. work installed without permits is removed and fees paid.
exterior and interior remodel/build out for new use from warehouse to partial security training. new occupant load 38 persons.
recommencement and completion of work approved under pa# 201709066970
to erect 5 stories, 1 basement, type v-a over i-a, 24 units residential & 1 retail building. (r-2, m)
to demolish 1 story retail & warehouse building.
comply with 201799281, install partitions, finishes, elec for temp mockup for 950 market st hotel application 201602089004
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2022 | 350 OCEAN AVE(2017-001961PRJ) | 5+ · Renter | 35 (May 19, 2022) | — | — | 6 |
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 29, 2026
350 OCEAN AVE; 352 OCEAN AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 3212/023. Assessed value is not market value.
Search by block/lot 3212/023 (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.