San Francisco · Mission · Block/lot 3932/010 · San Francisco
Since October 2024 within ½ mile: 429 permitted, 525 proposed or in review (938 of them deed-restricted affordable); 2 demolitions; 2 commercial or mixed-use projects.
14 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.
636 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.
No ADU or new-home permits recorded within ¼ mile in this window.
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 PDR-1-G as industrial, 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 8.5 yr (first record Apr 30, 2018), with no completion or new permit record in 6.8 yr. · 67 units · $30,000 declared valuation
Permit issued and active for 6.9 yr (first record Dec 5, 2019), with no completion or new permit record in 6.8 yr. · 1 unit · $285,000 declared valuation
Permit issued and active for 8 yr (first record Oct 26, 2018), with no completion or new permit record in 6.4 yr. · $30,000 declared valuation
In "Entitled" for 6.3 yr (since Jul 23, 2020), with no new permit record in 6.3 yr. · 1 unit
In "Approved" for 6 yr (since Oct 28, 2020), with no new permit record in 5.7 yr. · 168 units · $48,000,000 declared valuation
In "Applied" for 6.3 yr (since Jul 8, 2020), with no new permit record in 5.6 yr. · 1 unit · $100,000 declared valuation
Nearby plan revision / deferred submittal (555 09th St): Status changed from issued to complete
Record 202602055360 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (519 Vermont St): Status changed from issued to complete
Record S20260608637 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202606253934 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202606253934 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (888 Brannan St): First appeared in published agency feed
Record 202610290069 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1705 Mariposa St): Status changed from suspend to cancelled
Record 201908300360 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (100 Hooper St): Status changed from issued to complete
Record 202606223616 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (484 Kansas St): Declared valuation changed from 800000 to 1170000
Record 202606304377 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
1201 08th St · $10,000 valuation
Records span Jul 8, 2026 to Oct 29, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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
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
Nearby roof replacement (250 Dore St): Status changed from filed to issued
Record 202609248595 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (250 Dore St): Issued date changed from (blank) to 2026-10-26
Record 202609248595 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
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 "Approved" for 6 yr (first record Oct 28, 2020) with no new permit activity recorded in 5.7 yr. High-impact scale (168 housing units, 18 deed-restricted affordable, $48,000,000 declared valuation across 1 permit).
Active in "Issued" for 5.3 yr (first record Jul 23, 2021) with no new permit activity recorded in 16 mo. High-impact scale (425 housing units, 425 deed-restricted affordable, $75,000,000 declared valuation across 1 permit).
Active in "Approved" for 4.8 yr (first record Jan 10, 2022) with no new permit activity recorded in 4.3 yr. High-impact scale (73 housing units, 73 deed-restricted affordable, $45,125,341 declared valuation across 1 permit).
Active in "Issued" for 8.5 yr (first record Apr 30, 2018) with no new permit activity recorded in 6.8 yr. High-impact scale (67 housing units, $30,000 declared valuation across 1 permit).
Active in "Issued" for 8.3 yr (first record Jul 20, 2018) with no new permit activity recorded in 3.9 yr. High-impact scale (3 housing units, $1,800,000 declared valuation across 2 permits).
Active in "Applied" for 3.9 yr (first record Dec 8, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale ($27,000,000 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 ↗
No building permits are recorded for this parcel since 2016.
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.
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 31, 2026
2000 16TH ST; 290 UTAH ST
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 3932/010. Assessed value is not market value.
Search by block/lot 3932/010 (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.