San Francisco · Mission · Block/lot 3570/023 · San Francisco
Since October 2024 within ½ mile: 49 homes completed, 153 permitted, 185 proposed or in review (191 of them deed-restricted affordable); 1 demolition.
34 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.
1,149 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 NCT-MISSION 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 ↗
Applied1 unitsAug 9, 2026 – Aug 9, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
priority:13-01: legalize unit 35 through the state adu round table process. reconfiguration of units 19,33 & 34
struct. rev. to pa 2025-0417-4674 per field conditions including slightly reconfigured shear walls on 2nd & 3rd floors, diaphragm to wall connection, new ret. wall at prev. approved removal conven. stair, smrf to wood connection, r/r glass & aluminum store fronts in kind for 4 commercial spaces.
reroofing: tear-off and apply 3-ply modified bitumen one ply torch down roof system; flat roof, hot works.
remodel of 34 private bathrooms and 23 private kitchens in kind replace 34 water heaters in-unit, replace 34 gas stoves with new duction stoves, replace in-kind new heat in all 34 units 22 heat pumps and 16 wall heaters, new sub panel in all units and 1 new laundry room.
change guest rooms 34 & 35 to studios. modify units 19+33. all units replace (e) kitchen cabinets, bathroom remodel in kind. heating upgrades + new water heaters + 3 new laundry rooms.
replace 196 windows not visible from the street with new vinyl single hung windows. replace in existing openings. u<=0.30
voluntary strengthening to 3 story bldg and basement inlcuding new concrete shearwalls and additional foundation elements. accessibility improvements to 4 commercial spaces. plumbing and electrical work per deferred submittal.
upgrade existing fire alarm system to comply with sffc section 1103.7.6.1
street space
replace 28 street-facing windows with marvin aluminum-clad wood double hung windows. only on residential levels
street space only
to comply with nov #20192261. repair front facade. concrete railing to be repaired/replaced using molds from existing railings. repair/patch stucco facade in kind.
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
2059 MISSION ST; 2061 MISSION ST; 2063 MISSION 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 3570/023. Assessed value is not market value.
Search by block/lot 3570/023 (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.