San Francisco · Bayview Hunters Point · Block/lot 5070/023 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 4 permitted, 7 proposed or in review.
12 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.
293 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.
$1,244,000
Benchmark range: $1,057,000 – $1,431,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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 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
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 8.2 yr (since Aug 2, 2018), with no new permit record in 8.2 yr. · 18 units · $3,100,000 declared valuation
Permit issued and active for 8.6 yr (first record Mar 30, 2018), with no completion or new permit record in 7.9 yr. · 1 unit · $50,000 declared valuation
In "Applied" for 6.9 yr (since Dec 18, 2019), with no new permit record in 6.9 yr. · 146 units · $45,500,000 declared valuation
In "Applied" for 6.9 yr (since Dec 18, 2019), with no new permit record in 6.9 yr. · 152 units · $62,500,000 declared valuation
In "Applied" for 6.9 yr (since Dec 18, 2019), with no new permit record in 6.9 yr. · 258 units · $100,000,000 declared valuation
Permit issued and active for 10.1 yr (first record Sep 20, 2016), with no completion or new permit record in 6.7 yr. · 133 units · $42,000,000 declared valuation
Nearby remodel / interior alteration (22 Tioga Av): First appeared in published agency feed
Record 202610290111 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (112 Peabody St): Status changed from issued to complete
Record 202610149409 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (250 Arleta Av): First appeared in published agency feed
Record 202610149435 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
406 Campbell Ave · 1 unit · $118,291 valuation
Records span Apr 23, 2026 to Sep 15, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
216 Ward St · 1 unit · $105,274 valuation
Records span Apr 8, 2026 to Aug 19, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 Ankeny St · 1 unit · $50,000 valuation
Records span Feb 2, 2026 to May 1, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Plan revision / deferred submittal permit application filed (202604239957)
Current status: complete
revision to permits 202407307607 and 202506259488 - as a reduction in the scope of work to not include the foundation upgrade at the rear portion of the structure. existing foundation to remain in-kind. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Plan revision / deferred submittal permit issued (202604239957)
Recorded status: complete
revision to permits 202407307607 and 202506259488 - as a reduction in the scope of work to not include the foundation upgrade at the rear portion of the structure. existing foundation to remain in-kind. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
4101 San Bruno Ave · 1 unit · $75,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit application filed (202603117383)
Current status: complete
to obtain final inspection for work approved under pa# 202411205435. all work is approved. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit issued (202603117383)
Recorded status: complete
to obtain final inspection for work approved under pa# 202411205435. all work is approved. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
121 Peabody St · 1 unit · $50,000 valuation
Records span Oct 17, 2022 to Feb 2, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
119a Peabody St · 1 unit · $250,000 valuation
Records span Nov 16, 2023 to Feb 2, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
3334 San Bruno Ave · 1 unit · $10,559 valuation
Records span Nov 15, 2018 to Dec 24, 2025 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (146 housing units, $45,500,000 declared valuation across 2 permits).
Active in "Applied" for 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (152 housing units, $62,500,000 declared valuation across 1 permit).
Active in "Applied" for 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (258 housing units, $100,000,000 declared valuation across 1 permit).
Active in "Issued" for 10.1 yr (first record Sep 20, 2016) with no new permit activity recorded in 6.7 yr. High-impact scale (133 housing units, $42,000,000 declared valuation across 6 permits).
Active in "Applied" for 8.2 yr (first record Aug 2, 2018) with no new permit activity recorded in 8.2 yr. High-impact scale (18 housing units, $3,100,000 declared valuation across 1 permit).
Active in "Issued" for 7.1 yr (first record Sep 23, 2019) with no new permit activity recorded in 3.4 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 2 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 ($12,450/yr) + local voter-approved bond debt ($2,241/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$59,229/yr
Cash needed: $273,900
NOI: $16,316/yr
P&I: $6,295/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 | −$5,349/mo | -23.4% | $10,779/mo | −$5,322/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$4,936/mo | -21.6% | $9,977/mo | −$4,704/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 | −$4,698/mo | -20.6% | $9,745/mo | −$4,275/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 unitsJul 16, 2025 – Oct 8, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to permits 202407307607 and 202506259488 - as a reduction in the scope of work to not include the foundation upgrade at the rear portion of the structure. existing foundation to remain in-kind.
to obtain final inspection for work approved under pa# 202411205435. all work is approved.
convert 1/f to adu. no change to layout. add tub to make full bath, add windows to new bedroom, add windows to new living room, new kitchen, new bedroom. no change to s
revision to pa# 202411205435 & 202407307607. modify shear walls & beam
replacement of (18)(e) windows. (6) windows facing the street to be wood or alum clad wood windows.
revision to 202407307607 modify foundation at north wall and east wall with retaining wall design
reroofing - hot work
replace (e) substandard foundation - interior work only; remodel (e) sfd @ 2nd fl - relocate kitchen, remodel bath, add new bath & modify walls; add partition walls @ 1st fl level for storage & wall strengthening; add half bath & relocated utility sink;
take out the gypsum board in the bed rooms and vinyl flooring in the kitchen for exploratory demo. replace/repair in kind after exploration.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2025 | —(202410314113) | ADU · Renter | — | 1 (Oct 8, 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 31, 2026
225A WHEELER AVE; 225 WHEELER AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 5070/023. Assessed value is not market value.
Search by block/lot 5070/023 (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.