San Francisco · Mission · Block/lot 3532/013 · San Francisco
Since October 2024 within ½ mile: 100 homes completed, 269 permitted, 181 proposed or in review (357 of them deed-restricted affordable); 3 demolitions.
29 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.
1,147 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.
$1,341,000
Benchmark range: $1,140,000 – $1,542,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 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 30, 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
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 "Entitled" for 7.3 yr (since Jul 25, 2019), with no new permit record in 4.5 yr. · 60 units · $38,000,000 declared valuation
In "Entitled" for 15 mo (since Aug 11, 2025), with no new permit record in 15 mo. · 164 units
Permit issued and active for 5 yr (first record Oct 25, 2021), with no completion or new permit record in 4 yr. · 3 units · $460,435 declared valuation
Permit issued and active for 5.2 yr (first record Aug 25, 2021), with no completion or new permit record in 3.6 yr. · 4 units · $350,000 declared valuation
In "Applied" for 3.9 yr (since Dec 16, 2022), with no new permit record in 3.6 yr. · 31 units · $14,000,000 declared valuation
Permit issued and active for 4 yr (first record Nov 4, 2022), with no completion or new permit record in 3 yr. · 187 units · $86,686,000 declared valuation
Nearby windows / doors / siding (461 Guerrero St): Status changed from issued to complete
Record 202601264529 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (1501 Howard St): First appeared in published agency feed
Record 202610290093 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (201 11th St): Status changed from suspend to cancelled
Record 201910255631 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby sign (1829 Market St): Status changed from suspend to cancelled
Record 201605096875 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (150 14th St): Status changed from filed to issued
Record 202512302962 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (150 14th St): Issued date changed from (blank) to 2026-10-27
Record 202512302962 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (3640 17th St): Status changed from filed to issued
Record 202609017529 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (3640 17th St): Issued date changed from (blank) to 2026-10-27
Record 202609017529 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (3640 17th St): Description text was updated
Record 202609017529 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1825 Mission St): First appeared in published agency feed
Record 202610279964 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (3577 17th St): First appeared in published agency feed
Record 202610289997 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby fire alarm / sprinkler (140 Landers St): Status changed from issued to complete
Record 202507251601 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1936 15th St): Status changed from issued to complete
Record 202506309778 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (2940 16th St): Status changed from filed to issued
Record 202512171986 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (2940 16th St): Issued date changed from (blank) to 2026-10-26
Record 202512171986 · 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 "Entitled" for 15 mo (first record Aug 11, 2025) with no new permit activity recorded in 15 mo. High-impact scale (164 housing units, 29 deed-restricted affordable across 0 permits).
Active in "Entitled" for 7.3 yr (first record Jul 25, 2019) with no new permit activity recorded in 4.5 yr. High-impact scale (60 housing units, 8 deed-restricted affordable, $38,000,000 declared valuation across 1 permit).
Active in "Issued" for 3.9 yr (first record Dec 9, 2022) with no new permit activity recorded in 2.1 yr. High-impact scale (21 housing units, 21 deed-restricted affordable, $27,000,000 declared valuation across 3 permits).
Active in "Applied" for 3.8 yr (first record Jan 26, 2023) with no new permit activity recorded in 2.9 yr. High-impact scale (179 housing units, 32 deed-restricted affordable, $40,750,000 declared valuation across 2 permits).
Active in "Issued" for 4 yr (first record Nov 4, 2022) with no new permit activity recorded in 3 yr. High-impact scale (187 housing units, $86,686,000 declared valuation across 3 permits).
Active in "Entitled" for 2.3 yr (first record Jul 26, 2024) with no new permit activity recorded in 2.3 yr. High-impact scale (64 housing units, 64 deed-restricted affordable across 0 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 7,293 parcels
+19.4% YoY
City baseline: 91.1 / 1k
825 in trailing 24m
Includes 37 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 ($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 ↗
Entitled164 units29 deed-restrictedAug 11, 2025 – Aug 11, 2025
Entitled60 units8 deed-restrictedJul 25, 2019 – May 9, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to erect a type 1-b, 7-story, 60 residential dwelling unit and mixed use building with no basements.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 |
|---|---|---|---|---|---|---|
| 2025 | 344 14th St(2024-000975PRJ) | 5+ · Renter | 164 (Aug 11, 2025) | — | — | 29 |
| 2019 | 344 14th Street / 1463 Stevenson Street(2014.0948) | 5+ · Renter | 62 (Jul 25, 2019) | — | — | 8 |
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 30, 2026
344 14TH ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 3532/013. Assessed value is not market value.
Search by block/lot 3532/013 (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.