San Francisco · Potrero Hill · Block/lot 3995/015 · San Francisco
Since October 2024 within ½ mile: 2 homes completed, 10 permitted, 8 proposed or in review.
15 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.
664 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.
$9,955,000
Benchmark range: $9,159,000 – $10,751,000
$13,725,490
Recorded Oct 27, 2023 · Roll $14,280,000 (2025)
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 8.4 yr (since Jun 14, 2018), with no new permit record in 8.4 yr. · 21 units
In "Applied" for 8.2 yr (since Aug 20, 2018), with no new permit record in 8.2 yr. · 109 units · $45,000,000 declared valuation
Permit issued and active for 9.8 yr (first record Dec 23, 2016), with no completion or new permit record in 7.9 yr. · 48 units · $16,500,000 declared valuation
In "Approved" for 7.2 yr (since Aug 30, 2019), with no new permit record in 7.2 yr.
In "Approved" for 6.9 yr (since Nov 25, 2019), with no new permit record in 6.9 yr. · 241 units · $150,000,000 declared valuation
Permit issued and active for 6.8 yr (first record Jan 3, 2020), with no completion or new permit record in 6.8 yr. · 1 unit
Nearby remodel / interior alteration (2505 03rd St): Status changed from suspend to cancelled
Record 202205204718 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1725 03rd St): Status changed from filed to issued
Record 202610018865 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1725 03rd St): Issued date changed from (blank) to 2026-10-27
Record 202610018865 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1725 03rd St): Declared valuation changed from (blank) to 1
Record 202610018865 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2175 03rd St): Status changed from filed to issued
Record 202609188376 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2175 03rd St): Issued date changed from (blank) to 2026-10-28
Record 202609188376 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1800 Owens St): Status changed from filed to issued
Record 202610169556 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1800 Owens St): Issued date changed from (blank) to 2026-10-28
Record 202610169556 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1655 03rd St): First appeared in published agency feed
Record 202610279956 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1655 03rd St): First appeared in published agency feed
Record 202610279954 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1800 Owens St): First appeared in published agency feed
Record 202610280040 · 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 (712 Tennessee St): Status changed from issued to complete
Record 202604219836 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (712 Tennessee St): Status changed from issued to complete
Record 202608317493 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby electrical / panel (638 19th St): Status changed from issued to complete
Record 202609178261 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2175 03rd St): Declared valuation changed from 0 to 500000
Record 202609188376 · 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 "Applied" for 8.2 yr (first record Aug 20, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (109 housing units, $45,000,000 declared valuation across 4 permits).
Active in "Entitled" for 8.4 yr (first record Jun 14, 2018) with no new permit activity recorded in 8.4 yr. High-impact scale (21 housing units, 3 deed-restricted affordable across 0 permits).
Active in "Entitled" for 3.7 yr (first record Mar 2, 2023) with no new permit activity recorded in 3.7 yr. High-impact scale (64 housing units, 9 deed-restricted affordable across 0 permits).
Active in "Issued" for 9.8 yr (first record Dec 23, 2016) with no new permit activity recorded in 7.9 yr. High-impact scale (48 housing units, $16,500,000 declared valuation across 2 permits).
High-impact scale (24 housing units, 3 deed-restricted affordable, $7,400,000 declared valuation across 4 permits).
Active in "Approved" for 6.9 yr (first record Nov 25, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (241 housing units, $150,000,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,930 parcels
+29.5% YoY
City baseline: 91.1 / 1k
296 in trailing 24m
Includes 6 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 ($99,550/yr) + local voter-approved bond debt ($17,919/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$690,517/yr
Cash needed: $2,190,100
NOI: -$86,462/yr
P&I: $50,338/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 | −$57,957/mo | -31.8% | $84,212/mo | −$58,635/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$57,543/mo | -31.5% | $77,945/mo | −$58,017/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 | −$57,306/mo | -31.4% | $76,135/mo | −$57,589/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 ↗
Finaled / completed24 units3 deed-restrictedFeb 26, 2016 – Jun 23, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
install ventilation fan above existing entry door; install mini split hvac system to service tenant space; no plumbing fixture.
minor change in rear elevation windows for pa#2016-0226-0667. replace level 3 to level 6 rear windows (4 on each floor a total of 16) replace rear sliding doors (total of 4 each) on level 2.
elevator shaft: replace damaged sheetrock in elevator shaft. match (e) fire rating, min. 2 layer 5/8" thk type x gyp.
unit 506: replace water damaged sheetrock" replace water damaged hardwood floor. reinstall kitchen cabinets and appliances. everything replace in kind, maintain existing fire rating.
unit 508: replace damaged sheetrock. everything replace in kind, maintain existing fire rating.
unit 504: replace damaged sheetrock. replace water damaged flooring. reinstall kitchen cabinets and appliances. everything replace in kind, maintain existing fire rating.
unit 502: replace water damaged sheetrock. everything replace in kind, maintain existing fire rating.
unit 308: replace water damaged sheetrock. everything replace in kind, maintain existing fire rating.
unit 306: replace water damaged sheetrock and hardwood flooring. reinstall kitchen cabinets and appliances. everything replace in kind, maintain existing fire rating
unit 304: replace damaged sheetrock: replace water damaged floorig: reinstall kitchen cabinets and appliances. everything replace in kind, maintain existing fire rating.
unit 302: replace water damaged sheetrock interior. everything replace in kind, maintain existing fire rating.
unit #208: replace water damaged sheetrock on wall. everything replace in kind, maintain existing fire rating.
unit #206: replace water damaged sheetrock. reinstall (e) kitchen cabinets + apppliances. replace water damaged flooring. everything replace in kind, maintain existing fire rating.
unit #204: replace water damage sheetrock, reinstall existing kitchen cabinets, replace water damaged flooring. reinstall kitchen appliances. everything replace in kind, maintain existing fire rating.
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 |
|---|---|---|---|---|---|---|
| 2023 | —(201602260667) | 5+ · Renter | — | — | 24 (Jun 23, 2023) | 3 |
| 2018 | —(201602260667) | 5+ · Renter | — | 24 (Oct 16, 2018) | — | 3 |
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
603 TENNESSEE 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 3995/015. Assessed value is not market value.
Search by block/lot 3995/015 (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.
unit #202: replace water damage sheet rock on the wall + ceiling. everything replace in kind, maintain existing fire rating.
revision to 201602260667 add sliding door to 8 studio units on 2nd f to convert them to 1 bedroom units.
street space only
street space only
street space
street space
demolish 2-story, type 5, warehouse building.
to erect 6 stories, no basement, type iii-a over i-a, 24 residential units with mixed used building. (r-2,b,s-2) ** maher: disturbance of at least 50 cu.yd of soil. route to dph**
voluntary disconnection of illegal kitchen and removal at 2nd floor. n/a for maher