San Francisco · Bayview Hunters Point · Block/lot 4938/008 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 6 permitted, 2 proposed or in review; 2 commercial or mixed-use projects.
11 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.
230 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.
$1,048,000
Benchmark range: $891,000 – $1,205,000
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-1 as single-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 "Entitled" for 18 mo (since May 12, 2025), with no new permit record in 18 mo. · 1 unit
In "Approved" for 6.9 yr (since Dec 17, 2019), with no new permit record in 6.9 yr. · 6 units · $1,245,000 declared valuation
Permit issued and active for 8.7 yr (first record Feb 22, 2018), with no completion or new permit record in 6.7 yr. · 2 units · $10,000 declared valuation
Permit issued and active for 6.1 yr (first record Oct 5, 2020), with no completion or new permit record in 6.1 yr. · 1 unit
In "Applied" for 5.6 yr (since Mar 15, 2021), with no new permit record in 5.6 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 7.8 yr (first record Jan 16, 2019), with no completion or new permit record in 5.6 yr. · 1 unit · $666,000 declared valuation
Nearby remodel / interior alteration (2089 Ingalls St): Declared valuation changed from 0 to 37500
Record 202610279961 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2089 Ingalls St): Declared valuation changed from 0 to 37500
Record 202610279959 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2089 Ingalls St): Status changed from filed to withdrawn
Record 202209233029 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2089 Ingalls St): Status changed from filed to withdrawn
Record 202209082092 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (200 Paul Av): Status changed from filed to approved
Record 202504023590 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (6150 03rd St): Status changed from suspend to cancelled
Record 201901170626 · 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 (1121 Key Av): Status changed from filed to issued
Record 202512151799 · 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 (1121 Key Av): Issued date changed from (blank) to 2026-10-27
Record 202512151799 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2089 Ingalls St): First appeared in published agency feed
Record 202610279961 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2089 Ingalls St): First appeared in published agency feed
Record 202610279959 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202212309561 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202212309562 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202503031415 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202010076089 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202010076089 · 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 8.1 yr (first record Sep 21, 2018) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $863,980 declared valuation across 3 permits). address_raw changed to "920 JAMESTOWN AV" in snapshot Oct 24, 2026.
Active in "Entitled" for 18 mo (first record May 12, 2025) with no new permit activity recorded in 18 mo.
Active in "Entitled" for 5.5 yr (first record May 13, 2021) with no new permit activity recorded in 5.5 yr. High-impact scale (17 housing units across 0 permits).
Active in "Issued" for 4.1 yr (first record Sep 26, 2022) with no new permit activity recorded in 2.4 yr. High-impact scale (2 housing units, $750,000 declared valuation across 1 permit).
Active in "Issued" for 4.1 yr (first record Sep 26, 2022) with no new permit activity recorded in 2.4 yr. High-impact scale (2 housing units, $750,000 declared valuation across 1 permit).
Active in "Approved" for 6.9 yr (first record Dec 17, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (6 housing units, $1,245,000 declared valuation across 20 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,908 parcels
−0.8% YoY
City baseline: 91.1 / 1k
494 in trailing 24m
Includes 34 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 ($10,500/yr) + local voter-approved bond debt ($1,890/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$45,096/yr
Cash needed: $231,000
NOI: $18,617/yr
P&I: $5,309/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 | −$4,172/mo | -21.7% | $9,135/mo | −$4,128/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$3,758/mo | -19.5% | $8,455/mo | −$3,510/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 | −$3,521/mo | -18.3% | $8,259/mo | −$3,082/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 ↗
Entitled1 unitsMay 12, 2025 – May 12, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
comply nov20180922.provide stair access to rear yard fr main unit of 1/f. provide 1hr sep btwn units.change back unpermitted pitched to flat roof.reconfig entry stair.minor alt on 2/f main unit. legalize (e) unit on g/f per ord no. 43-14
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
replace (e) siding 300sf and (e) bathroom window (same side) located on the left side of home on 2/f to comply with nov# 202071381.
legalize dwelling unit per ordinance #43-14
restore unpermitted pitched roof to flat roof.
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 |
|---|---|---|---|---|---|---|
| 2025 | 1150 GILMAN AVE(2024-007139PRJ) | ADU · Renter | 1 (May 12, 2025) | — | — | — |
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
1150 GILMAN AVE
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 4938/008. Assessed value is not market value.
Search by block/lot 4938/008 (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.