San Francisco · Mission · Block/lot 4279/026A · San Francisco
Since October 2024 within ½ mile: 178 homes completed, 18 permitted, 14 proposed or in review (157 of them deed-restricted affordable); 1 commercial or mixed-use project.
33 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.
775 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.
$1,538,000
Benchmark range: $1,307,000 – $1,769,000
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.
Permit issued and active for 3.4 yr (first record May 25, 2023), with no completion or new permit record in 2 yr. · 1 unit · $135,228 declared valuation
Permit issued and active for 5.7 yr (first record Jan 30, 2021), with no completion or new permit record in 4.2 yr. · $36,000,000 declared valuation
Permit issued and active for 5.8 yr (first record Jan 15, 2021), with no completion or new permit record in 4.1 yr. · 3 units · $1,575,000 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
Permit issued and active for 5.9 yr (first record Dec 10, 2020), with no completion or new permit record in 3.8 yr. · 2 units · $110,540 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
Nearby roof replacement (220 Mullen Av): Status changed from filed to issued
Record 202602176008 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (220 Mullen Av): Issued date changed from (blank) to 2026-10-29
Record 202602176008 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2542 Bryant St): Status changed from issued to complete
Record 202608136507 · 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 general repair (225 Montcalm St): Status changed from suspend to cancelled
Record 201805239879 · 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 remodel / interior alteration (1371 Alabama St): Status changed from suspend to cancelled
Record 201904299199 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (1378 Alabama St): Status changed from suspend to cancelled
Record 201904168152 · 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 plumbing / water heater / sewer (1670 York St): Status changed from issued to complete
Record 202512041009 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (427 Precita Av): Status changed from filed to issued
Record 202604239963 · 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 "Issued" for 5.8 yr (first record Jan 15, 2021) with no new permit activity recorded in 4.1 yr. High-impact scale (3 housing units, $1,575,000 declared valuation across 3 permits). work_desc changed to "altered site permit: to #202101152820 pursuant to fourplex legislation/density exceptions. construct new 4 unit multi-family residential building with two-car common use garage" in snapshot Oct 24, 2026.
Active in "Issued" for 3.4 yr (first record May 25, 2023) with no new permit activity recorded in 2 yr.
Active in "Entitled" for 22 mo (first record Jan 6, 2025) with no new permit activity recorded in 22 mo. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 4.3 yr (first record Jun 24, 2022) with no new permit activity recorded in 15 mo. High-impact scale (3 housing units, $1,749,439 declared valuation across 5 permits).
Active in "Issued" for 4.3 yr (first record Jun 24, 2022) with no new permit activity recorded in 15 mo. High-impact scale (3 housing units, $1,749,439 declared valuation across 5 permits).
Active in "Issued" for 10.7 yr (first record Feb 5, 2016) with no new permit activity recorded in 20 mo. High-impact scale (1 housing unit, $850,000 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 7,293 parcels
+19.4% YoY
City baseline: 91.1 / 1k
825 in trailing 24m
Includes 37 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 ($15,400/yr) + local voter-approved bond debt ($2,772/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$80,610/yr
Cash needed: $338,800
NOI: $12,835/yr
P&I: $7,787/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 | −$7,131/mo | -25.3% | $13,266/mo | −$7,128/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,718/mo | -23.8% | $12,279/mo | −$6,510/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 | −$6,480/mo | -23.0% | $11,994/mo | −$6,081/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 ↗
Issued1 unitsMay 25, 2023 – Nov 6, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
convert existing ground level non-conforming unit and garage to 2-bedroom/ 1-bath adu: 708 sqft, per ordinance # 162-16. existing non-conforming adu will be added per government code section 65852.2.
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 |
|---|---|---|---|---|---|---|
| 2024 | 2527 25TH ST(2023-004577PRJ) | ADU · Renter | 1 (Jul 23, 2024) | — | — | — |
| 2024 | —(202305258595) | ADU · Renter | — | 1 (Nov 6, 2024) | — | — |
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
2527 25TH ST; 2529 25TH ST; 2529A 25TH 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 4279/026A. Assessed value is not market value.
Search by block/lot 4279/026A (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.