San Francisco · Potrero Hill · Block/lot 4232/010 · San Francisco
Since October 2024 within ½ mile: 105 homes completed, 1 permitted (104 of them deed-restricted affordable); 1 demolition; 1 commercial or mixed-use project.
4 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.
186 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.
$1,711,000
Benchmark range: $1,454,000 – $1,968,000
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 PDR-1-G as industrial, 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 14 mo (since Aug 28, 2025), with no new permit record in 14 mo. · $762,635 declared valuation
In "Applied" for 9.8 yr (since Dec 30, 2016), with no new permit record in 9.8 yr. · 2 units · $500,000 declared valuation
In "Entitled" for 8.4 yr (since Jun 14, 2018), with no new permit record in 8.4 yr. · 21 units
In "Applied" for 8.2 yr (since Aug 20, 2018), with no new permit record in 8.2 yr. · 109 units · $45,000,000 declared valuation
In "Approved" for 7.9 yr (since Dec 20, 2018), with no new permit record in 7.9 yr. · 275 units · $67,837,000 declared valuation
In "Applied" for 7.5 yr (since Apr 19, 2019), with no new permit record in 7.5 yr. · $69,238,000 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 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
New commercial / non-residential building permit application filed (202412126667)
Current status: filed
erect a one story, type 5b, warehouse building. · Declared valuation: $762,635
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
1212 Maryland St · 105 units · 104 affordable · $35,000,000 valuation
Records span Jul 20, 2020 to Aug 25, 2025 (12 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit application filed (202508042278)
Current status: filed
partial site demolition of a portion of a vacant lot including the removal of various asphalt concrete and portland cement concrete pavements and foundations, installation and load testing of (2) piles, and testing of ground improvement activities in 2 locations. · Declared valuation: $95,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
1201 Illinois St · $60,000 valuation
Records span Jan 28, 2025 to Jul 17, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
600 20th St · 1 unit · $10,200,000 valuation
Records span Oct 1, 2021 to Mar 7, 2025 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1018a Pennsylvania Ave · 1 unit · $419 valuation
Records span Dec 8, 2022 to Aug 1, 2024 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (202311030116)
Current status: complete
revision to the previously approval permit 202209212882. to change address on plans to 501 23rd st. sf ca. also adding more abort switches and replace exterior stobe with horn/strobes · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Plan revision / deferred submittal permit issued (202311030116)
Recorded status: complete
revision to the previously approval permit 202209212882. to change address on plans to 501 23rd st. sf ca. also adding more abort switches and replace exterior stobe with horn/strobes · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Fire alarm / sprinkler permit application filed (202308315649)
Current status: issued
fire only work to monitor the pre-action system in the spare parts building; additions are a 4-input/output modules and the replacement of fire alarm panel cards for an upgrade to it. · Declared valuation: $2,400
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Fire alarm / sprinkler permit issued (202308315649)
Recorded status: issued
fire only work to monitor the pre-action system in the spare parts building; additions are a 4-input/output modules and the replacement of fire alarm panel cards for an upgrade to it. · Declared valuation: $2,400
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
1129 Tennessee St · 1 unit · $30,000 valuation
Records span May 25, 2022 to Apr 20, 2023 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
630 Cesar Chavez St · $750,000 valuation
Records span Nov 10, 2021 to Mar 9, 2023 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1108 Tennessee St · 1 unit · $145,000 valuation
Records span Jan 4, 2022 to Feb 9, 2023 (3 permits).
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 "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).
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 "Approved" for 7.9 yr (first record Dec 20, 2018) with no new permit activity recorded in 7.9 yr. High-impact scale (275 housing units, $67,837,000 declared valuation across 2 permits).
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 "Entitled" for 8.4 yr (first record Jun 14, 2018) with no new permit activity recorded in 8.4 yr. High-impact scale (21 housing units, 3 deed-restricted affordable across 0 permits).
Active in "Applied" for 8.2 yr (first record Aug 20, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (109 housing units, $45,000,000 declared valuation across 4 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 ($17,100/yr) + local voter-approved bond debt ($3,078/yr) + fixed direct levies/Mello-Roos ($450/yr).
Mapped hazard zone insurance context on this parcel:
−$94,251/yr
Cash needed: $376,200
NOI: $9,509/yr
P&I: $8,647/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 | −$8,268/mo | -26.4% | $14,853/mo | −$8,290/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,854/mo | -25.1% | $13,748/mo | −$7,672/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 | −$7,617/mo | -24.3% | $13,428/mo | −$7,243/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 ↗
AppliedAug 28, 2025 – Aug 28, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
erect a one story, type 5b, warehouse building.
partial site demolition of a portion of a vacant lot including the removal of various asphalt concrete and portland cement concrete pavements and foundations, installation and load testing of (2) piles, and testing of ground improvement activities in 2 locations.
revision to the previously approval permit 202209212882. to change address on plans to 501 23rd st. sf ca. also adding more abort switches and replace exterior stobe with horn/strobes
fire only work to monitor the pre-action system in the spare parts building; additions are a 4-input/output modules and the replacement of fire alarm panel cards for an upgrade to it.
install new novel 1230 clean agent system to protect the spare parts enclosure building
install new novel 1230 clen agent detection system to protect the spare parts enclosure building
transbay cable proposes to install a 14'w x 54'l x 14.5'h pre-engineered metal garage as part of thier ac/dc converted station located at 555 23rd st sf. the garage post will be open on all sides for euip. storage the structure will be installed on a 14'w x 54'l x 24" thick reinforeced concrete foun
as built for #202107194610. added (3) horn strobes on the 1st floor loading dock. added (5) strobes & (5) horn/strobes on the basement floor.
installation of new led exterior sign for amazon distribution center
installation of fixed shelving units
1/f: provide a new fire alarm system on the ground floor only. ref t.i. pa202006048124. maher n/a.
1st fl - relocate 27 per ti; 3rd floor change out 540 per ti ref pa 2020-0914-4159
tenant improvement of shell warehouse building: new office & support core, new mechanical equipment, high speed overhead doors, additional site signage, high volume fans & associated electrical work. mhe system shown for reference only and no high-pile storage is proposed in this scope of work.
demo for new office 2010 sf and support core per ab-017 and site erosion control.
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
401 23RD ST; 435 23RD ST; 501 23RD 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 4232/010. Assessed value is not market value.
Search by block/lot 4232/010 (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 new 60' tall monopole supporting mw dish antennas, new 2 bay cabinet, step down transformer bollards and conduits for power and fiber. install radio rack inside existing building.
street space
street space