936 Hollister Ave

San Francisco · Bayview Hunters Point · Block/lot 4944/018 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 4 homes completed, 4 permitted, 2 proposed or in review; 2 commercial or mixed-use projects.

9 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.

187 permits within ½ mile since October 2024

New construction6 · 3 units
Adds housing (ADU)5 · 7 units
Additions & renovations71
Building systems60
Repairs30
Other15

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.

Explore projects on the map →Explore sales & prices →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,220,000

Benchmark range: $1,037,000 – $1,403,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property Information Map

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: Bayview Hunters Point Census ACS 5-year median home value ($1,048,246); $1,048,246
2. Parcel & lot adjustment (1.00×): Standard residential parcel (1.00× area baseline); +$0
3. Documented permitted improvements: +$172,040 from documented permits (1 ADU); +$172,040

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RH-1 (single-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Likely eligible

Zoned RH-1, a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Likely eligible

Zoned RH-1, a single-family residential zone.
The lot is 5,001 sq ft on the parcel map, room for two lots of at least 1,200 sq ft, each at least 40% of the original.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980234A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New multifamily / condos / mixed-use1
Accessory dwelling unit (new or conversion)3

See them on the map →

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 RH-1 as single-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

75 events · 35 slow/stalled projects

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.

Slow-moving or stalled projects (35)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledNew home at 2626 Griffith StIssued
500 ft E
Permit issued and active for 10.8 yr (first record Jan 4, 2016), with no completion or new permit record in 7.7 yr. · 1 unit · $840,000 declared valuation
StalledNew home at 1162a Ingerson AveIssued
0.36 mi NW
Permit issued and active for 7.8 yr (first record Jan 17, 2019), with no completion or new permit record in 7.4 yr. · 1 unit · $12,000 declared valuation
Stalled2 new homes at 1279 Egbert AveIssued
0.19 mi N
Permit issued and active for 8.5 yr (first record May 9, 2018), with no completion or new permit record in 7.2 yr. · 2 units · $50,000 declared valuation
StalledAccessory dwelling unit at 1083 Hollister AveApplied
0.15 mi W
In "Applied" for 7 yr (since Nov 15, 2019), with no new permit record in 7 yr. · 2 units · $60,000 declared valuation
Stalled6 new homes at 725 Jamestown AveApproved
0.23 mi S
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
StalledAccessory dwelling unit at 1272a Fitzgerald AveIssued
0.28 mi NW
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

202615 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.45 mi NW
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.5 mi W
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.5 mi W
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
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.44 mi SE
Nearby other (490 Jamestown Av): Status changed from filed to issued
Record 202603026735 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.44 mi SE
Nearby other (490 Jamestown Av): Issued date changed from (blank) to 2026-10-28
Record 202603026735 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.34 mi NW
Nearby accessory dwelling unit (new or conversion) (Accessory dwelling unit at 1140 Ingerson Ave): Status changed from issued to complete
Record 202212309561 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.34 mi NW
Nearby accessory dwelling unit (new or conversion) (Accessory dwelling unit at 1140 Ingerson Ave): Status changed from issued to complete
Record 202212309562 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.34 mi NW
Nearby plan revision / deferred submittal (Accessory dwelling unit at 1140 Ingerson Ave): Status changed from issued to complete
Record 202503031415 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.12 mi SW
Nearby accessory dwelling unit (new or conversion) (New home at 920 Jamestown Ave): Reappeared in published agency feed
Record 202010076089 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.12 mi SW
Nearby accessory dwelling unit (new or conversion) (New home at 920 Jamestown Ave): Address changed from 922 JAMESTOWN AV to 920 JAMESTOWN AV
Record 202010076089 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 22, 2026 – Oct 23, 2026Snapshot windowNearby snapshot change
0.12 mi W
Nearby accessory dwelling unit (new or conversion) (New home at 920 Jamestown Ave): No longer present in latest agency feed
Record 202010076089 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Sep 22, 2026Nearby project · Issued
0.16 mi N
3 new homes at 1200 Egbert Ave — Issued
1200 Egbert Ave · 3 units · $1,066,873 valuation
Records span Nov 16, 2021 to Sep 22, 2026 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Jun 15, 2026Nearby project · Applied
0.25 mi N
New commercial building at 1318v Egbert Ave — Applied
1318v Egbert Ave · $200,000 valuation
Records span May 20, 2026 to Jun 15, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
May 15, 2026Nearby project · Issued
0.27 mi NE
New commercial building at 1200 Carroll Ave — Issued
1200 Carroll Ave · $31,378,000 valuation
Records span Aug 14, 2025 to May 15, 2026 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Apr 13, 2026Nearby project · Issued
490 ft S
Accessory dwelling unit at 833a Ingerson Ave — Issued
833a Ingerson Ave · 1 unit · $121,997 valuation
Records span Jul 20, 2023 to Apr 13, 2026 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3.3 yr (first record Jul 20, 2023), with no completion or new permit record in 7 mo.
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 75 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

New home at 920 Jamestown AveIssuedNo new record in 4.4 yr$863,980Recent snapshot change
0.12 mi SW
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.
6424 3rd Street / 1088 Key AvenueEntitledNo new record in 5.5 yr17 units
0.4 mi W
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).
New home at 2626 Griffith StIssuedNo new record in 7.7 yr$840,000
500 ft E
Active in "Issued" for 10.8 yr (first record Jan 4, 2016) with no new permit activity recorded in 7.7 yr. High-impact scale (1 housing unit, $840,000 declared valuation across 2 permits).
6 new homes at 725 Jamestown AveApprovedNo new record in 6.9 yr6 units
0.23 mi S
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).
New duplex at 3305 Jennings StIssuedNo new record in 2.4 yr$750,000
0.31 mi W
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).
New duplex at 3307 Jennings StIssuedNo new record in 2.4 yr$750,000
0.32 mi W
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).

Neighborhood renovation & housing momentum: Bayview Hunters Point

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 8,908 parcels

Rank #33 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 246 vs 248 permits
24m rate per 1,000 parcels: 55.5
5-year substantial permits: 1,016
Housing additions (24m): 50 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Bayview Hunters Point$1,413±$164

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Bayview Hunters PointCensus ACS 2020–2024 owner-occupied self-reported median

$1,048,000±$40,200

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$244,000Interest rate (%)Loan termClosing costs (%)$24,400

Prop 13 post-purchase property tax estimate

$1,237/mo ($14,846/yr · 1.22%)

Under 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 ($12,200/yr) + local voter-approved bond debt ($2,196/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,196/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$4,785
Cash-on-cash return: -21.4%
Cap rate (Year 1 NOI): 1.36%
DSCR (NOI / debt): 0.22x
Break-even gross rent: $9,782/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,036 − Debt $6,169)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.22%)−$1,237

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$1,384

Mortgage principal & interest (976,000 loan)−$6,169

Net monthly cash flow−$4,785

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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	−$5,198/mo	-23.2%	$10,568/mo	−$5,169/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$4,785/mo	-21.4%	$9,782/mo	−$4,551/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	−$4,547/mo	-20.3%	$9,555/mo	−$4,122/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 936 Hollister Ave
Finaled / completed1 unitsNov 30, 2020 – Sep 27, 2024

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

Accessory dwelling unit (new or conversion)202011309834
add unit b per ord 162-62 & legalize unauthoriz 2-story rear addition 1st flr-legalize unit b: three bedrooms, one media room, kitchen, living room and two 3-fixture bathrms; 2nd flr-legalize the rear addition: 2 bedrooms and one 3-fixture full bathroom; legalize the rear stair.
add unit b per ord 162-62 & legalize unauthoriz 2-story rear addition 1st flr-legalize unit b: three bedrooms, one media room, kitchen, living room and two 3-fixture bathrms; 2nd flr-legalize the rear addition: 2 bedrooms and one 3-fixture full bathroom; legalize the rear stair.
Applied
Nov 30, 2020
Issued
Aug 2, 2023
Recorded status
complete as of Sep 27, 2024
Declared valuation
$170,000
Repair tied to a housing/code case201801118459
legalize as-built unit (unit b) on 1st fl w/ (2) bedrooms, media room, (2) full bath, kitchen, living room & storage room per plan. comply w/ nov #201704392 ordinance 43-14
legalize as-built unit (unit b) on 1st fl w/ (2) bedrooms, media room, (2) full bath, kitchen, living room & storage room per plan. comply w/ nov #201704392 ordinance 43-14
Applied
Jan 11, 2018
Issued
Not issued
Recorded status
withdrawn as of Mar 24, 2021
Declared valuation
$20,000

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2024	—(202011309834)	ADU · Renter	—	—	1 (Sep 27, 2024)	—
2023	—(202011309834)	ADU · Renter	—	1 (Aug 2, 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.

Zoning & planning

Zoning: RH-1: RESIDENTIAL- HOUSE, ONE FAMILY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 31, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 2

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 4944/018. Assessed value is not market value.
Property tax payment
Search by block/lot 4944/018 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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

−$5,198/mo

-23.2%

$10,568/mo

−$5,169/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$4,785/mo

-21.4%

$9,782/mo

−$4,551/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

−$4,547/mo

-20.3%

$9,555/mo

−$4,122/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

—(202011309834)

ADU · Renter

—

1 (Sep 27, 2024)

—

2023

—(202011309834)

ADU · Renter

—

1 (Aug 2, 2023)

—