San Francisco · West of Twin Peaks · Block/lot 3260/021 · San Francisco
Since October 2024 within ½ mile: 6 homes completed, 3 permitted, 9 proposed or in review; 1 commercial or mixed-use project.
17 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.
777 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.
$2,240,000
Benchmark range: $1,904,000 – $2,576,000
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.
In "Approved" for 8.4 yr (since Jun 21, 2018), with no new permit record in 8.4 yr. · 1 unit · $99,284 declared valuation
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
Permit issued and active for 7.6 yr (first record Mar 18, 2019), with no completion or new permit record in 7.2 yr. · 1 unit · $20,000 declared valuation
Permit issued and active for 9.4 yr (first record Jun 2, 2017), with no completion or new permit record in 7.1 yr. · 1 unit · $156,000 declared valuation
Permit issued and active for 7.5 yr (first record Apr 29, 2019), with no completion or new permit record in 7 yr. · 1 unit · $10,000 declared valuation
Permit issued and active for 7.5 yr (first record Apr 24, 2019), with no completion or new permit record in 7 yr. · 1 unit · $35,000 declared valuation
Nearby repair tied to a housing/code case (376 Moncada Wy): Status changed from issued to complete
Record 202609188351 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (225 San Fernando Wy): First appeared in published agency feed
Record 202610290118 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (81 San Felipe Av): First appeared in published agency feed
Record 202610290127 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (316 Santa Ana Av): No longer present in latest agency feed
Record 202610269925 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (85 San Jacinto Wy): Status changed from suspend to cancelled
Record 202203170229 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (815 Victoria St): Status changed from issued to complete
Record 202602115730 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2660 Ocean Av): Status changed from issued to complete
Record 202604300381 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (30 Elmhurst Dr): Declared valuation changed from 0 to 8000
Record 202610149457 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (110 Pinehurst Wy): First appeared in published agency feed
Record 202610269884 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (316 Santa Ana Av): First appeared in published agency feed
Record 202610269925 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
Nearby roof replacement (80 San Fernando Wy): Declared valuation changed from 750000 to 928896
Record 202511109280 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (385 West Portal Av): First appeared in published agency feed
Record 202610229747 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (100 Sloat Bl): First appeared in published agency feed
Record 202610229749 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (100 Paloma Av): First appeared in published agency feed
Record 202610229754 · 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 12 mo (first record Oct 17, 2025) with no new permit activity recorded in 9 mo. High-impact scale (1 housing unit, $1,718,690 declared valuation across 2 permits).
Active in "Issued" for 9.9 yr (first record Dec 21, 2016) with no new permit activity recorded in 7.6 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 2 permits).
Active in "Approved" for 8.4 yr (first record Jun 21, 2018) with no new permit activity recorded in 8.4 yr.
Active in "Issued" for 4.8 yr (first record Jan 26, 2022) with no new permit activity recorded in 2.9 yr.
Active in "Issued" for 4.5 yr (first record Apr 14, 2022) with no new permit activity recorded in 2.8 yr.
Active in "Approved" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 16 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 ($22,400/yr) + local voter-approved bond debt ($4,032/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$131,345/yr
Cash needed: $492,800
NOI: $4,575/yr
P&I: $11,327/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 | −$11,359/mo | -27.7% | $19,168/mo | −$11,412/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$10,945/mo | -26.7% | $17,741/mo | −$10,794/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 | −$10,708/mo | -26.1% | $17,329/mo | −$10,366/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 unitsOct 17, 2025 – Jan 28, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
conversion of an (e) detached garage into accessory recreational space serving the primary residence. replacement of (e) doors, (n) doors and windows/location & interior remodel with the addition of a (n) power room, structural scope provides(n) shear walls
int.remodel: replacement of ext wdws & doors. addition of state adu at the basement level. addition of 3 dormer windows at the rear and (n) skylights at the roof. vertical alterations exempt from neighbor notifications per 311
revision 202511179730 to include structrual details
replace 64 ft of property line retaining walls with new soldier piles and lagging
exterior work and rear yard only. new sports court, trellis, 5' and 8' high property line fences, planters and associated structural work. refer to permit# 202510036676 for previous rear yard demo work.
rear yard demo work- removal of rear yard pavers, landscape, and water fountain.
dry rot and minor assbestos removal/remediation at mechanical room, kitchen hood, bath fans, and furnace ducting.
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.
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 31, 2026
1601A MONTEREY BLVD; 1601 MONTEREY BLVD
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 3260/021. Assessed value is not market value.
Search by block/lot 3260/021 (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.