725 Rhode Island St

San Francisco · Potrero Hill · Block/lot 4072/016 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 7 homes completed, 443 permitted, 539 proposed or in review (938 of them deed-restricted affordable); 9 demolitions; 2 commercial or mixed-use projects.

46 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.

968 permits within ½ mile since October 2024

New construction9 · 436 units
Adds housing (ADU)16 · 19 units
Demolition33
Additions & renovations290
Building systems435
Repairs54
Other131

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.

Explore projects on the map →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RH-2 (two-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980119A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New single-family home1
New duplex / half-plex2
Accessory dwelling unit (new or conversion)12

See them on the map →

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 RH-2 as two-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

78 events · 26 slow/stalled projects

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.

Slow-moving or stalled projects (26)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 725 Rhode Island StApplied
On this parcel
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
StalledNew duplex at 863 Carolina StIssued
0.23 mi SE
Permit issued and active for 9.7 yr (first record Feb 2, 2017), with no completion or new permit record in 3 yr. · 2 units · $842,000 declared valuation
StalledAccessory dwelling unit at 697 Rhode Island StApplied
220 ft N
In "Applied" for 4.9 yr (since Dec 14, 2021), with no new permit record in 2.5 yr. · 1 unit · $295,000 declared valuation
Stalled249 Texas StreetEntitled
0.39 mi NE
In "Entitled" for 2.4 yr (since Jun 13, 2024), with no new permit record in 2.4 yr. · 1 unit
StalledNew home at 1212a 19th StIssued
0.39 mi E
Permit issued and active for 3.9 yr (first record Nov 17, 2022), with no completion or new permit record in 2.3 yr. · 1 unit · $280 declared valuation
StalledNew home at 424 Texas StIssued
0.34 mi E
Permit issued and active for 4.8 yr (first record Jan 3, 2022), with no completion or new permit record in 2 yr. · 1 unit · $1,012,193 declared valuation

202615 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.18 mi SE
Nearby plan revision / deferred submittal (New home at 613 Wisconsin St): Description text was updated
Record 202606042603 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
290 ft E
Nearby remodel / interior alteration (717 De Haro St): Status changed from issued to expired
Record 202312212959 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.38 mi W
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
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.23 mi E
Nearby hvac / heat pump (519 Arkansas St): Status changed from filed to issued
Record 202610028957 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.23 mi E
Nearby hvac / heat pump (519 Arkansas St): Issued date changed from (blank) to 2026-10-22
Record 202610028957 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.23 mi E
Nearby hvac / heat pump (519 Arkansas St): Declared valuation changed from 0 to 300000
Record 202610028957 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.18 mi E
Nearby plumbing / water heater / sewer (1733 20th St): Status changed from filed to issued
Record 202610069102 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.18 mi E
Nearby plumbing / water heater / sewer (1733 20th St): Issued date changed from (blank) to 2026-10-23
Record 202610069102 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
290 ft E
Nearby remodel / interior alteration (717 De Haro St): Status changed from filed to complete
Record 202610139324 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
290 ft E
Nearby remodel / interior alteration (717 De Haro St): Issued date changed from (blank) to 2026-10-22
Record 202610139324 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
290 ft E
Nearby remodel / interior alteration (717 De Haro St): Declared valuation changed from 0 to 1
Record 202610139324 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.12 mi SW
Nearby plan revision / deferred submittal (785 Vermont St): Declared valuation changed from 0 to 17000
Record 202610219711 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.12 mi SW
Nearby plan revision / deferred submittal (785 Vermont St): Description text was updated
Record 202610219711 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.44 mi S
Nearby plumbing / water heater / sewer (1229 Rhode Island St): First appeared in published agency feed
Record 202610229757 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
460 ft SW
Nearby plan revision / deferred submittal (803 Kansas St): First appeared in published agency feed
Record 202610229792 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile

Showing 15 of 78 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 725 Rhode Island StAppliedNo new record in 5.6 yr
On this parcel
Active in "Applied" for 6.3 yr (first record Jul 8, 2020) with no new permit activity recorded in 5.6 yr.
New home at 613 Wisconsin StIssuedNo new record in 10 mo$1,420,000Recent snapshot change
0.18 mi SE
Active in "Issued" for 17 mo (first record May 13, 2025) with no new permit activity recorded in 10 mo. High-impact scale (1 housing unit, $1,420,000 declared valuation across 3 permits). work_desc changed to "revisions to approved permit #202503132195 issued 12/31/2025. minor interior plan changes to basement, 1st, 2nd, & 3rd floors resulting in structural modifications at each level. new bathroom in basement & wet bar on 3/f. 3 windows removed from scope at kitchen, bath 1 & 3/f." in snapshot Oct 27, 2026.
425 new homes at 300 De Haro StIssuedNo new record in 16 mo425 units
0.36 mi N
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).
Accessory dwelling unit at 701 Kansas StAppliedNo new record in 17 mo$1,375,469
340 ft W
Active in "Applied" for 3 yr (first record Oct 27, 2023) with no new permit activity recorded in 17 mo. High-impact scale (2 housing units, $1,375,469 declared valuation across 1 permit).
New duplex at 863 Carolina StIssuedNo new record in 3 yr$842,000
0.23 mi SE
Active in "Issued" for 9.7 yr (first record Feb 2, 2017) with no new permit activity recorded in 3 yr. High-impact scale (2 housing units, $842,000 declared valuation across 7 permits).
4 new homesEntitledNo new record in 22 mo4 units
0.24 mi S
Active in "Entitled" for 22 mo (first record Jan 2, 2025) with no new permit activity recorded in 22 mo. High-impact scale (4 housing units across 0 permits).

Neighborhood renovation & housing momentum: Potrero Hill

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,930 parcels

Rank #7 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 164 vs 129 permits
24m rate per 1,000 parcels: 100.0
5-year substantial permits: 739
Housing additions (24m): 18 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Potrero Hill$3,500+

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Potrero HillCensus ACS 2020–2024 owner-occupied self-reported median

$1,515,000±$119,000

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$303,000Interest rate (%)Loan termClosing costs (%)$30,300

Prop 13 post-purchase property tax estimate

$1,527/mo ($18,327/yr · 1.21%)

Under 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 ($15,150/yr) + local voter-approved bond debt ($2,727/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,727/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$6,567
Cash-on-cash return: -23.6%
Cap rate (Year 1 NOI): 0.87%
DSCR (NOI / debt): 0.14x
Break-even gross rent: $12,084/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,326 − Debt $7,661)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,527

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$1,094

Mortgage principal & interest (1,212,000 loan)−$7,661

Net monthly cash flow−$6,567

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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	−$6,980/mo	-25.1%	$13,055/mo	−$6,975/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$6,567/mo	-23.6%	$12,084/mo	−$6,357/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	−$6,329/mo	-22.8%	$11,803/mo	−$5,928/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 725 Rhode Island St
Applied1 unitsJul 8, 2020 – Mar 29, 2021

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

Accessory dwelling unit (new or conversion)202103297489
installation of fire sprinkler system throughout the ground floor adu. underground work included. ref. 2020-0708-9834
installation of fire sprinkler system throughout the ground floor adu. underground work included. ref. 2020-0708-9834
Applied
Mar 29, 2021
Issued
Not issued
Recorded status
filed as of Mar 29, 2021
Declared valuation
$0
Accessory dwelling unit (new or conversion)202007089834
develop lower level space into legal adu per ordinance no-162-17. upgrade plumbing, electrical, add kitchen, bathroom. all work performed within existing envelope. no structural changes required.
develop lower level space into legal adu per ordinance no-162-17. upgrade plumbing, electrical, add kitchen, bathroom. all work performed within existing envelope. no structural changes required.
Applied
Jul 8, 2020
Issued
Not issued
Recorded status
filed as of Jul 8, 2020
Declared valuation
$100,000

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.

Housing activity reported to the State

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.

Zoning & planning

Zoning: RH-2: RESIDENTIAL- HOUSE, TWO FAMILY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 28, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 2

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 4072/016. Assessed value is not market value.
Property tax payment
Search by block/lot 4072/016 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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

−$6,980/mo

-25.1%

$13,055/mo

−$6,975/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$6,567/mo

-23.6%

$12,084/mo

−$6,357/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

−$6,329/mo

-22.8%

$11,803/mo

−$5,928/mo