San Francisco · Mission · Block/lot 3532/012A · San Francisco
Since October 2024 within ½ mile: 101 homes completed, 269 permitted, 182 proposed or in review (357 of them deed-restricted affordable); 3 demolitions.
31 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.
1,104 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 UMU as mixed use, checked against the zone description on Oct 24, 2026
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 ($13,400/yr) + local voter-approved bond debt ($2,412/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$66,114/yr
Cash needed: $294,800
NOI: $15,195/yr
P&I: $6,776/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 | −$5,923/mo | -24.1% | $11,580/mo | −$5,903/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,510/mo | -22.4% | $10,718/mo | −$5,286/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 | −$5,272/mo | -21.5% | $10,469/mo | −$4,857/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 ↗
Issued2 unitsJan 29, 2026 – Jul 2, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
legalization of 2 units: 320 & 324, through the adu program (sfpc 207.1).
unit 6: 2 windows replacement with 2 vinyl non street visible. common area hallway 3 vinyl window to be replaced. (non street facing). 5 total vinyl windows. replace in existing openings. u less than 0.30
replace skylight with new double dome,fixed,curbed,mounted, clear skylight. skylight to be replaced in kind in existing opening. max u factor is 0.55
reroofing: (e)roof w/1-layer, replace w/overlayment w/ half inch recovery board. installl a 60mil pvc single ply roof system. class a. no hot works.
commercial: revision to original soft story permit # 201809140254 and 201809140253. revising shear wall locations and adding details per site conditions. relate to app#202210255142
(residential) revision to original soft story permit # 201809140254 & 201809140253. revising shear wall location & adding details per site conditions.
commercial - soft story retrofit per sfebc chapter 4d engineering criteria 2016 cebc appendix a-4. residential soft story under pa 2018-0914-0253
residential - soft story retrofit per sfebc chapter 4d engineering criteria 2016 cebc appendix a-4. commercial soft story under pa 2018-0914-0254
upgrade the existing fire alarm to comply with sffc 1103.7.6.1 & nfpa 72.
#1: 1)convert extg kitchen to office. 2) relocate kitchen. 3)rehabilitate extg bathroom. 4)install washer and dryer.
street space/mta meters
unit #11 rehabilitate existing kitchen, rehabilitate existing bathroom, install washer and dryer
street space
street space
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
320 14TH ST; 320A 14TH ST; 322 14TH ST
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 3532/012A. Assessed value is not market value.
Search by block/lot 3532/012A (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.
markoff structural termite report #16174 item #1.