San Francisco · Potrero Hill · Block/lot 4172/029 · San Francisco
Since October 2024 within ½ mile: 106 homes completed, 31 permitted, 31 proposed or in review (116 of them deed-restricted affordable); 8 demolitions; 1 commercial or mixed-use project.
22 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.
436 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.
$1,548,000
Benchmark range: $1,316,000 – $1,780,000
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 NCT-2 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 "Applied" for 7.5 yr (since Apr 19, 2019), with no new permit record in 7.5 yr. · $69,238,000 declared valuation
In "Applied" for 7.5 yr (since Apr 19, 2019), with no new permit record in 7.5 yr. · $44,800,000 declared valuation
In "Applied" for 7.5 yr (since May 9, 2019), with no new permit record in 7.5 yr. · $7,314 declared valuation
In "Applied" for 7.4 yr (since Jun 11, 2019), with no new permit record in 7.4 yr. · 1 unit · $15,000 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
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 (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 commercial tenant improvement (1241 Delaware St): Status changed from filed to approved
Record 202512081182 · 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
Nearby plumbing / water heater / sewer (560 18th St): First appeared in published agency feed
Record 202610239855 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
568 Mississippi St · 1 unit · $200,000 valuation
Records span Jan 3, 2023 to Sep 2, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
363 Texas St · 1 unit · $750,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
700 Missouri St · $60,000 valuation
Records span Sep 3, 2025 to Apr 30, 2026 (7 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 Watchman Wy · $60,000 valuation
Records span Mar 9, 2026 to Apr 30, 2026 (6 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 Turner Tr · $60,000 valuation
Records span Apr 3, 2026 to Apr 30, 2026 (6 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
97 Watchman Wy · $60,000 valuation
Records span Apr 3, 2026 to Apr 30, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project 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 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).
Active in "Applied" for 4.4 yr (first record May 19, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (348 housing units, $175,000,000 declared valuation across 1 permit).
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 "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 "Entitled" for 5.8 yr (first record Jan 14, 2021) with no new permit activity recorded in 5.8 yr. High-impact scale (25 housing units across 0 permits).
Active in "Applied" for 14 mo (first record Aug 28, 2025) with no new permit activity recorded in 14 mo. High-impact scale ($762,635 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 ($15,500/yr) + local voter-approved bond debt ($2,790/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$81,335/yr
Cash needed: $341,000
NOI: $12,717/yr
P&I: $7,838/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 | −$7,192/mo | -25.3% | $13,351/mo | −$7,189/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,778/mo | -23.9% | $12,357/mo | −$6,571/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 | −$6,541/mo | -23.0% | $12,070/mo | −$6,142/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 / completed1 unitsMay 25, 2022 – Apr 20, 2023
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
replacing 2 patio sliding doors. non street visible at the rear. (e) aluminum - 2x patio sliding doors with new fibrex - 2x patio sliding doors. doors are in kind and will be installed in the same opening. no size change, u-factor less than 0.30.
comply with physical inspection report 8544. no structure work. modify deck railing per dbi specifications e) steel materials to reciece top bar & spacer to raise hright. e) exterior balcony to be raised to mini height, cladding to march e)
covert ground fl commercial space to a dwelling unit. new kitchen at break room kitchenette remodel bathroom. no structural work.
replace windows in kind, front 3 + door rear: sliding glass door no new openings no structural work; repairs as needed.
replace exterior shingles. in kind materials.
memorialize change of use from ground floor studio to seperate dwelling unit by right to 1/f. legalize new res. unit in lieu of previously permitted commercial space with 1 bathroom, 1 kitchen, living/bedroom combo with 1080gsf. change of use.
re-roofing
kitchen alteration - remove current cabinets & appliances; replace with new cabients, appliances, tile, floor. no change in plumbing location.
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 | —(202205255021) | 2 to 4 · Renter | — | 1 (Apr 20, 2023) | 1 (Aug 25, 2023) | — |
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
1129A TENNESSEE ST; 1129 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 4172/029. Assessed value is not market value.
Search by block/lot 4172/029 (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.