San Francisco · Potrero Hill · Block/lot 4167/004 · San Francisco
Since October 2024 within ½ mile: 160 homes completed, 35 permitted, 46 proposed or in review (169 of them deed-restricted affordable); 7 demolitions; 2 commercial or mixed-use projects.
34 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.
768 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.
$1,603,000
Benchmark range: $1,363,000 – $1,843,000
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 RM-2 as multifamily 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
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
In "Applied" for 4.3 yr (since Jul 8, 2022), with no new permit record in 4 yr. · 1 unit · $500,000 declared valuation
In "Applied" for 3.4 yr (since Jun 12, 2023), with no new permit record in 3.4 yr. · 1 unit · $16,000 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 "Approved" for 2.9 yr (since Dec 15, 2023), with no new permit record in 2.9 yr. · $20,900,000 declared valuation
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 (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 (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
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
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
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
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
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
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
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
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
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
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
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 "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 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 "Applied" for 12 mo (first record Oct 22, 2025) with no new permit activity recorded in 12 mo. High-impact scale (2 housing units, $1,950,000 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 "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).
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 ($16,050/yr) + local voter-approved bond debt ($2,889/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$85,321/yr
Cash needed: $353,100
NOI: $12,068/yr
P&I: $8,116/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 | −$7,524/mo | -25.6% | $13,814/mo | −$7,525/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,110/mo | -24.2% | $12,786/mo | −$6,908/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 | −$6,873/mo | -23.4% | $12,489/mo | −$6,479/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 / completedSep 3, 2025 – Apr 30, 2026
Finaled / completedMar 9, 2026 – Apr 30, 2026
Finaled / completedApr 3, 2026 – Apr 30, 2026
Finaled / completedApr 3, 2026 – Apr 30, 2026
Finaled / completedApr 3, 2026 – Apr 30, 2026
Finaled / completedApr 3, 2026 – Apr 17, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
post demolition installation of permanent fence to protect remaining site. ref potrero hope phase 3 demolition 202604038875, fence not to impead on public access.
building d-22: demolish of a type-v, 2-story, 6 unit residential r-2 .
building d-21: demolish of a type-v, 2-story, 8 unit residential r-2 .
building c-9: demolish of a type-v, 2-story, 6 unit residential r-2 .
building c-8: demolish of a type-v, 2-story, 8 unit residential r-2 .
building c-17: demolish of a type-v, 2-story, 7 unit residential r-2. the building spans over two lots 4167/004 and 4223/001
building c-16: demolish of a type-v, 2-story, 7 unit residential r-2 .
building c-15: demolish of a type-v, 2-story, 7 unit residential r-2 .
building c-14: demolish of a type-v, 2-story, 7 unit residential r-2 .
building c-13: demolish of a type-v, 2-story, 8 unit residential r-2 .
building c-12: demolish of a type-v, 2-story, 7 unit residential r-2 .
building c-11: demolish of a type-v, 2-story, 8 unit residential r-2 .
building b-6: demolish of a type-v, 2-story, 6 unit residential r-2 .
building a-3: demolish of a type-v, 2-story, 2 unit mix use residential r-3,b .
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
1 TURNER TER; 1 WATCHMAN WAY; 65 TURNER TER
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 4167/004. Assessed value is not market value.
Search by block/lot 4167/004 (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.
building a-1: demolish of a type-v, 2-story, 6 unit residential r-2 .
building d-23: demolition of a type-v, 2-story, 8 unit residential apt building. aka address 65-79 watchman way- the building spans over two lots 4167/004 and 4223/001.
building c-7: demolition of a type-v, 2-story, 8 unit residential apt building.
building c-10: demolish of a type-v, 2-story, 8 unit residential r-2 .
building b-5: demolish of a type-v, 2-story, 6 unit residential r-2 .
building b-4: demolish of a type-v, 2-story, 6 unit residential r-2 .
building a-2: demolish of a type-v, 2-story, 1 unit mix use residential r-2/b .
building a-1: asbestos abatement. demolition under separate permit. (1-11 turner ter)
building d-22: asbestos abatement. demolition under separate permit. (803-815 missouri st)
building d-21: asbestos abatement. demolition under separate permit.
building c-9: asbestos abatement. demolition under separate permit. (33-43 turner ter)
building c-8: asbestos abatement. demolition under separate permit. (15-29 turner ter)
building c-17: asbestos abatement. demolition under separate permit. (901-915 missouri st)
building c-16: asbestos abatement. demolition under separate permit. (85-97 watchman wy)
building c-15: asbestos abatement. demolition under separate permit. (47-61 watchman wy)
building c-14: asbestos abatement. demolition under separate permit. (31-43 watchman wy)
building c-13: asbestos abatement. demolition under separate permit. (15-29 watchman wy)
building c-12: asbestos abatement. demolition under separate permit. (771-783 missouri st)
building c-11: asbestos abatement. demolition under separate permit. (40-54 turner ter)
building c-10: asbestos abatement. demolition under separate permit. (51-65 turner ter)
building b-6: asbestos abatement. demolition under separate permit. (851-861 missouri st)
building b-5: asbestos abatement. demolition under separate permit. (1-11 watchman wy)
building b-4: asbestos abatement. demolition under separate permit. (85-95 turner ter)
building a-3: asbestos abatement. demolition under separate permit. (873, 879 missouri st)
building a-2: asbestos abatement. demolition under separate permit. (71 turner ter)
building d-23: asbestos abatement for pa 202603097186. (65-79 watchman wy)
building c-7: asbestos abatement for pa 202509034456.
soft story retrofit per sfebc chapter 4d engin. criteria: asce 41-13
mandatory soft story retrofit of 3-story wood-framed residential building using asce 41-13 retrofit is additon of plywood to existing walls
soil nailing for 1394 22nd st ref 201612165240.