73 Westgate Dr

San Francisco · West of Twin Peaks · Block/lot 3269/003 · San Francisco

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

What's changing nearby

Since October 2024 within ½ mile: 8 homes completed, 6 permitted, 8 proposed or in review.

20 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.

771 permits within ½ mile since October 2024

New construction1
Adds housing (ADU)15 · 15 units
Demolition2
Additions & renovations238
Building systems382
Repairs35
Other98

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 →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026

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Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act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 3,328 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

Accessory dwelling unit (new or conversion)7

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

Property & area intelligence timeline

62 events · 18 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 (18)

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

StalledAccessory dwelling unit at 73 Westgate DrIssued
On this parcel
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
StalledAccessory dwelling unit at 255 San Benito WyApproved
0.28 mi N
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
StalledAccessory dwelling unit at 582 Victoria StIssued
0.49 mi S
Permit issued and active for 9.6 yr (first record Mar 23, 2017), with no completion or new permit record in 8.3 yr. · 1 unit · $107,894 declared valuation
StalledNew home at 1565a Plymouth AveIssued
0.48 mi E
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
StalledNew home at 22 Paloma AveIssued
0.17 mi NW
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
StalledNew home at 483 Faxon AveIssued
0.45 mi SE
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

202615 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.5 mi S
Nearby remodel / interior alteration (572 Arch St): Status changed from filed to issued
Record 202610149452 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.5 mi S
Nearby remodel / interior alteration (572 Arch St): Issued date changed from (blank) to 2026-10-26
Record 202610149452 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
450 ft E
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.25 mi NW
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.33 mi S
Nearby windows / doors / siding (715 Victoria St): Status changed from filed to issued
Record 202610079147 · 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
0.33 mi S
Nearby windows / doors / siding (715 Victoria St): Issued date changed from (blank) to 2026-10-23
Record 202610079147 · 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
0.33 mi S
Nearby windows / doors / siding (715 Victoria St): Declared valuation changed from 0 to 350000
Record 202610079147 · 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
0.33 mi S
Nearby windows / doors / siding (715 Victoria St): Description text was updated
Record 202610079147 · 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
0.21 mi W
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
Oct 4, 2026Nearby project · Applied
0.44 mi E
Accessory dwelling unit at 682 Miramar Ave — Applied
682 Miramar Ave · 1 unit · $500,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Sep 4, 2026Nearby project · Applied
0.28 mi NW
Accessory dwelling unit at 320 San Leandro Wy — Applied
320 San Leandro Wy · 1 unit · $755,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Aug 24, 2026Nearby project · Issued
0.43 mi W
Accessory dwelling unit at 100 Winston Dr — Issued
100 Winston Dr · 1 unit · $120,000 valuation
Records span Jul 13, 2026 to Aug 24, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Jun 22, 2026Nearby project · Issued
0.38 mi SW
Accessory dwelling unit at 450 Urbano Dr — Issued
450 Urbano Dr · 1 unit · $306,408 valuation
Records span Nov 15, 2025 to Jun 22, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Jun 8, 2026Nearby project · Finaled / completed
0.18 mi S
Accessory dwelling unit at 230 Urbano Dr — Finaled / completed
230 Urbano Dr · 1 unit · $191,386 valuation
Records span Feb 4, 2025 to Jun 8, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
May 13, 2026Nearby project · Applied
0.31 mi NE
Accessory dwelling unit at 191 San Felipe Ave — Applied
191 San Felipe Ave · 1 unit · $390,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 62 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

Accessory dwelling unit at 73 Westgate DrIssuedNo new record in 7.2 yr
On this parcel
Active in "Issued" for 7.6 yr (first record Mar 18, 2019) with no new permit activity recorded in 7.2 yr.
Accessory dwelling unit at 1601 Monterey BlIssuedNo new record in 9 mo$1,718,690
0.31 mi N
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).
Accessory dwelling unit at 255 Corona StAppliedNo new record in 4.6 yr
0.15 mi SW
Active in "Applied" for 4.6 yr (first record Mar 17, 2022) with no new permit activity recorded in 4.6 yr.
Accessory dwelling unit at 22a Paloma AveApprovedNo new record in 16 mo
0.17 mi NW
Active in "Approved" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 16 mo.
New home at 22 Paloma AveIssuedNo new record in 7 yr
0.17 mi NW
Active in "Issued" for 7.5 yr (first record Apr 29, 2019) with no new permit activity recorded in 7 yr.
Accessory dwelling unit at 725a Darien WyIssuedNo new record in 2.8 yr
0.2 mi NE
Active in "Issued" for 4.5 yr (first record Apr 14, 2022) with no new permit activity recorded in 2.8 yr.

Neighborhood renovation & housing momentum: West of Twin Peaks

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

Rank #20 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 453 vs 392 permits
24m rate per 1,000 parcels: 63.9
5-year substantial permits: 2,046
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

Accessory dwelling unit at 73 Westgate Dr
Issued1 unitsMar 18, 2019 – Aug 28, 2019

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)201903185546
comply with complaint# 201884631. adu unit per ordinance# 95-17. legalize (e) kitchen, studio unit. all work @ ground floor of a single family.
comply with complaint# 201884631. adu unit per ordinance# 95-17. legalize (e) kitchen, studio unit. all work @ ground floor of a single family.
Applied
Mar 18, 2019
Issued
Aug 28, 2019
Recorded status
reinstated as of Nov 17, 2019
Declared valuation
$20,000
Repair tied to a housing/code case201901079770
convert (e) ground flr living space into a dwelling unit to clear complaint 201884631. to comply with nov #201884631 per ordinance 95-17.
convert (e) ground flr living space into a dwelling unit to clear complaint 201884631. to comply with nov #201884631 per ordinance 95-17.
Applied
Jan 7, 2019
Issued
Not issued
Recorded status
withdrawn as of Mar 18, 2019
Declared valuation
$25,000

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2019	—(201903185546)	ADU · Renter	—	1 (Aug 28, 2019)	—	—

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 28, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 2

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 3269/003. Assessed value is not market value.
Property tax payment
Search by block/lot 3269/003 (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

2019

—(201903185546)

ADU · Renter

—

1 (Aug 28, 2019)

—