San Francisco · Potrero Hill · Block/lot 4096/115 · San Francisco
Since October 2024 within ½ mile: 168 homes completed, 42 permitted, 52 proposed or in review (169 of them deed-restricted affordable); 7 demolitions; 1 commercial or mixed-use project.
47 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.
985 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.
$1,527,000
Benchmark range: $1,298,000 – $1,756,000
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 RH-2 as two-family 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.
In "Approved" for 4.4 yr (since Jun 23, 2022), with no new permit record in 4.4 yr. · 2 units · $2,000,000 declared valuation
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
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
In "Entitled" for 2.4 yr (since Jun 13, 2024), with no new permit record in 2.4 yr. · 1 unit
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
In "Applied" for 3.7 yr (since Feb 1, 2023), with no new permit record in 2.2 yr. · 1 unit · $5,000 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 remodel / interior alteration (1330 San Bruno Av): First appeared in published agency feed
Record 202610290088 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1330 San Bruno Av): First appeared in published agency feed
Record 202610290090 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1330 San Bruno Av): First appeared in published agency feed
Record 202610290092 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1334 San Bruno Av): First appeared in published agency feed
Record 202610290094 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (573 Arkansas St): First appeared in published agency feed
Record 202610290110 · 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 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 general repair (1403 San Bruno Av): Status changed from suspend to cancelled
Record 202204283245 · 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 (2207a 25th St): First appeared in published agency feed
Record 202610279968 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1266 Vermont St): First appeared in published agency feed
Record 202610280051 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202606042603 · 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 4.4 yr (first record Jun 23, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (2 housing units, $2,000,000 declared valuation across 1 permit).
Active in "Issued" for 18 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.
Active in "Entitled" for 20 mo (first record Mar 12, 2025) with no new permit activity recorded in 20 mo. High-impact scale (25 housing units, 6 deed-restricted affordable across 0 permits).
Active in "Issued" for 5.7 yr (first record Mar 3, 2021) with no new permit activity recorded in 19 mo. High-impact scale (25 housing units, 6 deed-restricted affordable, $5,000,000 declared valuation across 2 permits).
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).
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).
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 ($15,250/yr) + local voter-approved bond debt ($2,745/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$79,523/yr
Cash needed: $335,500
NOI: $13,012/yr
P&I: $7,711/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 | −$7,041/mo | -25.2% | $13,140/mo | −$7,036/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,627/mo | -23.7% | $12,162/mo | −$6,418/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 | −$6,390/mo | -22.9% | $11,879/mo | −$5,989/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 ↗
Approved2 unitsJun 23, 2022 – Jun 23, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
alter (e) 2-unit residential building to remove improvements located on south half of the 50' wide lot that are attached to the (e) buildings south elevation. upgrade buildings south elevation to meet applicable codes.
erect a 4-story, type 5a, two residential units building with one basement level on southern half of (e) lot.
administrative permit to document the legal use of this property as a 3 story, 2 family dwellings. this determination is based on a review of city records and a site visit. no work under this permit.
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.
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 30, 2026
33 SOUTHERN HEIGHTS AVE; 957 DE HARO ST; 961 DE HARO 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 4096/115. Assessed value is not market value.
Search by block/lot 4096/115 (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.