San Francisco · Mission · Block/lot 4022/027 · San Francisco
Since October 2024 within ½ mile: 21 homes completed, 18 permitted, 543 proposed or in review (515 of them deed-restricted affordable); 1 commercial or mixed-use project.
32 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.
905 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.
$1,680,000
Benchmark range: $1,428,000 – $1,932,000
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 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.
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
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
Permit issued and active for 7.5 yr (first record Apr 30, 2019), with no completion or new permit record in 3.4 yr. · 5 units · $2,700,000 declared valuation
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
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
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
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 (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 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
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
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 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
Record 202305228274 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (711 York St): First appeared in published agency feed
Record 202608116419 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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 5.1 yr (first record Sep 8, 2021) with no new permit activity recorded in 3.5 yr.
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 "Issued" for 7.5 yr (first record Apr 30, 2019) with no new permit activity recorded in 3.4 yr. High-impact scale (5 housing units, $2,700,000 declared valuation across 3 permits).
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 "Issued" for 5.6 yr (first record Apr 1, 2021) with no new permit activity recorded in 2.8 yr. High-impact scale ($13,500,000 declared valuation across 3 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 ($16,800/yr) + local voter-approved bond debt ($3,024/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$90,757/yr
Cash needed: $369,600
NOI: $11,183/yr
P&I: $8,495/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 | −$7,977/mo | -25.9% | $14,447/mo | −$7,984/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,563/mo | -24.6% | $13,371/mo | −$7,367/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 | −$7,326/mo | -23.8% | $13,061/mo | −$6,938/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 ↗
Issued1 unitsSep 8, 2021 – Apr 26, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
install roof tie off anchors at the roof and plates at the interior face or the parapet for a building maintenance system. the operating procedure outline sheet and specifications for the building maintenance systtem as a defered submittal.
install non illuminated hanging sign "the madelon"
replace existing cooking equipment with new. (6) cook tops and (2) conventional ovens
tenant improvement drop 5 sprinklers heads for proper coverage
change of occupancy type from "b" to "r2" - permit accessory dwelling unit integrated with the 9 existing pdr working spaces for artists, artisans and other craftspersons,pursuant to planning code section 204.4(b). there is no construction work to be performed, all improvements have been built, ...
bar/prep kitchen, moving electrical, adding fixtures/outlets, additional plumbing, adding hvac
erect 1 electric, projecting, double faced sign. (the madelon)
modify sprinkler system to add connection and supply ul300 core system.
install ul300 core total flood hood & duct fire suppression system.
fire alarm system for a new b occupancy bar. tenant buildout.
add 4 new sprinklers for new baths to (e) system.
construction of a single partition wall to divide a large vacant 1st floor retail space into 2 separate spaces. construction of 2 single occupant accessible restrooms, providing 1 accessible single occupant restroom for each new retail space. m.e.p. deferred.
reference to pa #202011209352 - to add pendent fire sprinklers to accommodate new t.i. changes (44 total)
upgrade of (e) shell building commercial space into restaurant and bar with full kitchen facilities
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
2028 BRYANT ST; 2823 18TH ST; 2845 18TH 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 4022/027. Assessed value is not market value.
Search by block/lot 4022/027 (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.
install an non-electrical, single faced sign "industrial craft" 16.7 sf
t.i. to g/f & mezz: replace (e) front doors, new interior partitions, new lighting, new kitchenette, new mnual security gate.
street space
fire evac maps/signs.
per pa# 2014-0623-9109s, create addresses at block 4022/lot 027 605, 607, 609 florida st(commercial).
per pa# 2014-0623-9109s, create addresses at block 4022/lot 027 611, 613, 617 florida st (commercial).
per pa# 2014-0623-9109s, create addresses at block 4022/lot 027 2823 18th st(residential), 2845, 2855, 2865 and 2875 18th st (commercial).
administrative permit. per pa# 2014-0623-9109s change building address from 2000,2070 and 2028 bryant st to 2823 18th st and 2028 bryant st.
street space
typical metal stud framing details subsequently left out of permit #201406239109 rev. to addenda #3. maher na
street space
street space