San Francisco · Mission · Block/lot 3612/064 · San Francisco
Since October 2024 within ½ mile: 62 homes completed, 24 permitted, 772 proposed or in review (765 of them deed-restricted affordable); 1 commercial or mixed-use project.
42 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.
1,138 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 31, 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 31, 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-3 as multifamily residential, 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.
Permit issued and active for 5.9 yr (first record Dec 1, 2020), with no completion or new permit record in 3.5 yr. · 7 units · $3,400,000 declared valuation
In "Entitled" for 2.8 yr (since Jan 16, 2024), with no new permit record in 2.8 yr. · 6 units
In "Applied" for 4.8 yr (since Jan 11, 2022), with no new permit record in 2.8 yr. · 4 units · $1,499,000 declared valuation
Permit issued and active for 5.8 yr (first record Jan 4, 2021), with no completion or new permit record in 2.6 yr. · 63 units · $28,000,000 declared valuation
In "Entitled" for 2.5 yr (since May 15, 2024), with no new permit record in 2.5 yr. · 29 units
In "Entitled" for 2.4 yr (since May 22, 2024), with no new permit record in 2.4 yr. · 1 unit
Nearby remodel / interior alteration (2542 Bryant St): Status changed from issued to complete
Record 202608136507 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2722 Folsom St): Status changed from issued to suspend
Record 202609218428 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3200 24th St): First appeared in published agency feed
Record 202610089182 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (782 Treat Av): First appeared in published agency feed
Record 202610099283 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (853 Hampshire St): Status changed from suspend to cancelled
Record 202011068361 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3639 20th St): Status changed from suspend to cancelled
Record 201609218342 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2693 22nd St): Status changed from reinstated to cancelled
Record 201603152101 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2675 Folsom St): Status changed from suspend to cancelled
Record 201708013448 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (2700 22nd St): Status changed from issued to complete
Record 202510288301 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (969 Valencia St): Status changed from issued to complete
Record 202607104855 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3232 21st St): Status changed from filed to issued
Record 202610269930 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3232 21st St): Issued date changed from (blank) to 2026-10-28
Record 202610269930 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3232 21st St): Declared valuation changed from 0 to 50000
Record 202610269930 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3232 21st St): Description text was updated
Record 202610269930 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (701 Shotwell St): First appeared in published agency feed
Record 202610279974 · 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 "Issued" for 5.9 yr (first record Dec 1, 2020) with no new permit activity recorded in 3.5 yr. High-impact scale (7 housing units, $3,400,000 declared valuation across 2 permits).
Active in "Entitled" for 19 mo (first record Mar 25, 2025) with no new permit activity recorded in 19 mo. High-impact scale (237 housing units, 237 deed-restricted affordable across 0 permits).
Active in "Issued" for 5.8 yr (first record Jan 4, 2021) with no new permit activity recorded in 2.6 yr. High-impact scale (63 housing units, $28,000,000 declared valuation across 2 permits).
Active in "Entitled" for 2.2 yr (first record Jul 31, 2024) with no new permit activity recorded in 2.2 yr. High-impact scale (18 housing units, 2 deed-restricted affordable across 0 permits).
Active in "Entitled" for 2.5 yr (first record May 15, 2024) with no new permit activity recorded in 2.5 yr. High-impact scale (29 housing units, 8 deed-restricted affordable across 0 permits).
Active in "Applied" for 4.8 yr (first record Jan 11, 2022) with no new permit activity recorded in 2.8 yr. High-impact scale (4 housing units, $1,499,000 declared valuation across 2 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 ↗
Issued7 unitsDec 1, 2020 – May 3, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
demolition of type five construction 2 story single family dwelling
erect a five story type iii-a construction no basement 7 units residential building (5th story not a penthouse per bldg elevator housing, four stories of occupancy and roof deck)
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 31, 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 |
|---|---|---|---|---|---|---|
| 2021 | 733 TREAT AVE(2021-000209PRJ) | ADU · Renter | 6 (Nov 4, 2021) | — | — | — |
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 31, 2026
733 TREAT AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 3612/064. Assessed value is not market value.
Search by block/lot 3612/064 (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.