2901 16th St

San Francisco · Mission · Block/lot 3570/001 · San Francisco

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

What's changing nearby

Since October 2024 within ½ mile: 37 homes completed, 152 permitted, 184 proposed or in review (189 of them deed-restricted affordable); 1 demolition.

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.

1,036 permits within ½ mile since October 2024

New construction4 · 190 units
Adds housing (ADU)27 · 40 units
Demolition4
Additions & renovations401
Building systems419
Repairs58
Other123

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 UMU (mixed use): state law allows ADUs where homes are allowed.
On a multifamily lot the state allowance is different: ADUs in non-living space of the building, plus up to eight detached ADUs.

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

Unlikely

Zoned UMU (mixed use), not 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Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act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

Unlikely

Zoned UMU (mixed use), not a single-family residential zone.

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 0602980118A, 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

New multifamily / condos / mixed-use4
Accessory dwelling unit (new or conversion)8

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 UMU as mixed use, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

104 events · 28 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 (28)

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

StalledAccessory dwelling unit at 51 Sycamore StIssued
0.22 mi SW
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
Stalled19 new homes at 811 Valencia StIssued
0.39 mi SW
Permit issued and active for 7.9 yr (first record Nov 15, 2018), with no completion or new permit record in 3.6 yr. · 19 units · $2,790,000 declared valuation
StalledAccessory dwelling unit at 2823 18th StIssued
0.47 mi SE
Permit issued and active for 5.1 yr (first record Sep 8, 2021), with no completion or new permit record in 3.5 yr. · 1 unit · $1 declared valuation
StalledAccessory dwelling unit at 737 Guerrero StIssued
0.48 mi SW
Permit issued and active for 4.3 yr (first record Jul 14, 2022), with no completion or new permit record in 3.3 yr. · 1 unit · $294,729 declared valuation
Stalled1500-1528 15th StreetApplied
0.14 mi N
In "Applied" for 3.8 yr (since Jan 26, 2023), with no new permit record in 2.9 yr. · 179 units · $40,750,000 declared valuation
StalledNew commercial building at 3270 18th StIssued
0.2 mi S
Permit issued and active for 5.6 yr (first record Apr 1, 2021), with no completion or new permit record in 2.8 yr. · $13,500,000 declared valuation

202615 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
170 ft NW
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
170 ft NW
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
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.41 mi NE
Nearby commercial tenant improvement (1550 Bryant St): Status changed from filed to issued
Record 202609107928 · 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
0.41 mi NE
Nearby commercial tenant improvement (1550 Bryant St): Issued date changed from (blank) to 2026-10-26
Record 202609107928 · 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
0.41 mi NE
Nearby general repair (1550 Bryant St): Status changed from filed to issued
Record 202610059049 · 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
0.41 mi NE
Nearby general repair (1550 Bryant St): Issued date changed from (blank) to 2026-10-26
Record 202610059049 · 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
0.49 mi NE
Nearby commercial tenant improvement (350 11th St): Declared valuation changed from 0 to 80000
Record 202610239847 · 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
0.38 mi W
Nearby plumbing / water heater / sewer (Accessory dwelling unit at 1813a 15th St): Status changed from issued to complete
Record 202608257151 · 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
0.43 mi SW
Nearby remodel / interior alteration (3638 18th St): Declared valuation changed from 0 to 90000
Record 202608287368 · 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
0.43 mi SW
Nearby remodel / interior alteration (3638 18th St): Description text was updated
Record 202608287368 · 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
470 ft SE
Nearby solar / battery storage (262 Shotwell St): Description text was updated
Record S20261019773 · 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 SW
Nearby remodel / interior alteration (68 Sycamore St): First appeared in published agency feed
Record 202610229799 · 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
0.49 mi NE
Nearby commercial tenant improvement (350 11th St): First appeared in published agency feed
Record 202610239847 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.11 mi W
Nearby permit (09248ee0fd7e58fa84c4ec1c99fd45c656ff06e3): First appeared in published agency feed
Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Sep 30, 2026Nearby project · Finaled / completed
0.23 mi S
Accessory dwelling unit at 319 Capp St — Finaled / completed
319 Capp St · 1 unit · $30,000 valuation
Records span May 26, 2017 to Sep 30, 2026 (6 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 104 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 ↗.

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):

Mission$2,519±$149

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · MissionCensus ACS 2020–2024 owner-occupied self-reported median

$1,341,000±$55,500

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$268,000Interest rate (%)Loan termClosing costs (%)$26,800

Prop 13 post-purchase property tax estimate

$1,355/mo ($16,262/yr · 1.21%)

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 ($13,400/yr) + local voter-approved bond debt ($2,412/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,412/yrDirect levies / Mello-Roos ($/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: −$5,510
Cash-on-cash return: -22.4%
Cap rate (Year 1 NOI): 1.13%
DSCR (NOI / debt): 0.19x
Break-even gross rent: $10,718/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,154 − Debt $6,776)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,355

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$1,266

Mortgage principal & interest (1,072,000 loan)−$6,776

Net monthly cash flow−$5,510

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	−$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 ↗

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 2911 16th St
Applied3 unitsJul 24, 2026 – Jul 24, 2026

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

17 records

Accessory dwelling unit (new or conversion)202607245498
ed 13-01. 100% affortable housing via mohcd. convert 3 (e) guest rooms into 3 adus.
ed 13-01. 100% affortable housing via mohcd. convert 3 (e) guest rooms into 3 adus.
Applied
Jul 24, 2026
Issued
Not issued
Recorded status
filed as of Jul 24, 2026
Declared valuation
$20,000
Remodel / interior alteration202605010497
voluntary structural strenghtening on the commercial ground floor w/ 2 moment frames. replace (e) sidewalk floor w/ 2 moment frames. replace (e) sidewalk over (e) basement w/ new concrete slab. disable access upgrades compliance per d.a checklist.
voluntary structural strenghtening on the commercial ground floor w/ 2 moment frames. replace (e) sidewalk floor w/ 2 moment frames. replace (e) sidewalk over (e) basement w/ new concrete slab. disable access upgrades compliance per d.a checklist.
Applied
May 1, 2026
Issued
Not issued
Recorded status
filed as of May 1, 2026
Declared valuation
$180,000
HVAC / heat pump202603268347
cosmetic upgrades to all residential units. creation of 5 accessibility units and 2 communication units. new heat pump water heaters, new electric sub-panels in all units.
cosmetic upgrades to all residential units. creation of 5 accessibility units and 2 communication units. new heat pump water heaters, new electric sub-panels in all units.
Applied
Mar 26, 2026
Issued
Not issued
Recorded status
filed as of Mar 26, 2026
Declared valuation
$859,085
Fire alarm / sprinkler202501178532
upgrade existing fire alarm system to copmply with sffc section 1103.7.6.1
upgrade existing fire alarm system to copmply with sffc section 1103.7.6.1
Applied
Jan 17, 2025
Issued
Jan 17, 2025
Recorded status
complete as of Jan 31, 2025
Declared valuation
$123,093
Plan revision / deferred submittal202108206862
rev to pa 202005077352 & 202107275226: to document removal of pipe guardrail as it is not necessary.
rev to pa 202005077352 & 202107275226: to document removal of pipe guardrail as it is not necessary.
Applied
Aug 20, 2021
Issued
Aug 24, 2021
Recorded status
complete as of Oct 4, 2021
Declared valuation
$1
Plan revision / deferred submittal202107275226
revision to pa 2020-0507-7352 existing sloped entry to remain and add power door operator per information sheet da-04
revision to pa 2020-0507-7352 existing sloped entry to remain and add power door operator per information sheet da-04
Applied
Jul 27, 2021
Issued
Aug 9, 2021
Recorded status
complete as of Oct 4, 2021
Declared valuation
$3,200
Plumbing / water heater / sewer202005077352
remodel service area, add coved base where required, new service sink, relocate (e) sink in serving area, new walk-in cooler, new ceiling lights, upgrade electrical panel.
remodel service area, add coved base where required, new service sink, relocate (e) sink in serving area, new walk-in cooler, new ceiling lights, upgrade electrical panel.
Applied
May 7, 2020
Issued
Jun 1, 2021
Recorded status
complete as of Oct 4, 2021
Declared valuation
$83,300
Commercial tenant improvement201908199115
ti - cafe/bakery to occupy existing tenant shell space
ti - cafe/bakery to occupy existing tenant shell space
Applied
Aug 19, 2019
Issued
Nov 22, 2019
Recorded status
complete as of Aug 7, 2020
Declared valuation
$75,000
HVAC / heat pump201910215110
install ul-300 fire suppression system for hood & duct ref 201905019395
install ul-300 fire suppression system for hood & duct ref 201905019395
Applied
Oct 21, 2019
Issued
Oct 22, 2019
Recorded status
complete as of Mar 19, 2020
Declared valuation
$7,400
Commercial tenant improvement201905019395
tenant improvement restaurant to occupy (e) tenant shell space.
tenant improvement restaurant to occupy (e) tenant shell space.
Applied
May 1, 2019
Issued
Jul 11, 2019
Recorded status
complete as of Mar 8, 2021
Declared valuation
$138,865
Plan revision / deferred submittal201902263847
revision to 200911040520. revise facad entry addition of 1 exit to each proposed tenant space
revision to 200911040520. revise facad entry addition of 1 exit to each proposed tenant space
Applied
Feb 26, 2019
Issued
Mar 6, 2019
Recorded status
issued as of Mar 6, 2019
Declared valuation
$30,000
Plan revision / deferred submittal201801299737
revision to pa# 2015-1202-3942 - ti inlcuding addition of toilet room & storage room. occupancy shall be "b", not "a-2" as noted on permit # 2017-1207-5781
revision to pa# 2015-1202-3942 - ti inlcuding addition of toilet room & storage room. occupancy shall be "b", not "a-2" as noted on permit # 2017-1207-5781
Applied
Jan 29, 2018
Issued
Feb 23, 2018
Recorded status
issued as of Feb 23, 2018
Declared valuation
$56,500

Show 5 earlier permits

Remodel / interior alteration201802050436
to obtain final inspection for work approved under pa#201512023942 & 201507171768. all work is complete. n/a for maher.
to obtain final inspection for work approved under pa#201512023942 & 201507171768. all work is complete. n/a for maher.
Applied
Feb 5, 2018
Issued
Feb 21, 2018
Recorded status
complete as of Jul 13, 2018
Declared valuation
$1
Remodel / interior alteration201712075781
change of use from restaurant to bar type 48 license. (no occupancy as a bar. separate tenant improvement permit is requied prior to operating as a bar. space to remain vacant) ** maher: n/a **
change of use from restaurant to bar type 48 license. (no occupancy as a bar. separate tenant improvement permit is requied prior to operating as a bar. space to remain vacant) ** maher: n/a **
Applied
Dec 7, 2017
Issued
Dec 7, 2017
Recorded status
issued as of Dec 7, 2017
Declared valuation
$1
Commercial tenant improvement201610079843
bathroom remodel - for health department review only ref pa 201609238608 maher na
bathroom remodel - for health department review only ref pa 201609238608 maher na
Applied
Oct 7, 2016
Issued
Oct 11, 2016
Recorded status
complete as of Oct 24, 2016
Declared valuation
$1
Plan revision / deferred submittal201609238608
ti project - reconfigure (e) restrooms, new fixtures & accessories. maher na. mep, sprinklers and fire alarm under deferred submittal
ti project - reconfigure (e) restrooms, new fixtures & accessories. maher na. mep, sprinklers and fire alarm under deferred submittal
Applied
Sep 23, 2016
Issued
Sep 29, 2016
Recorded status
complete as of Oct 24, 2016
Declared valuation
$58,000
Fire alarm / sprinkler201602089010
grd fl: connect ansul system to existing fire alarm system. maher na. ref pa 2015-1202-3942.
grd fl: connect ansul system to existing fire alarm system. maher na. ref pa 2015-1202-3942.
Applied
Feb 8, 2016
Issued
Feb 9, 2016
Recorded status
complete as of Mar 14, 2016
Declared valuation
$800

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

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.

Zoning & planning

Zoning: UMU: URBAN MIXED USE 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: 10

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 3570/001. Assessed value is not market value.
Property tax payment
Search by block/lot 3570/001 (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

−$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