1654 Kirkwood Ave

San Francisco · Bayview Hunters Point · Block/lot 5279/017 · San Francisco

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

What's changing nearby

Since October 2024 within ½ mile: 11 homes completed, 6 permitted, 10 proposed or in review; 2 demolitions; 2 commercial or mixed-use projects.

26 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.

422 permits within ½ mile since October 2024

New construction3 · 4 units
Adds housing (ADU)15 · 15 units
Demolition3
Additions & renovations119
Building systems215
Repairs37
Other30

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 29, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceSale + ZHVI model

$1,540,000

Benchmark range: $1,417,000 – $1,663,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax RollApr 8, 2021

$835,579

Recorded Apr 8, 2021 · Roll $904,458 (2025)

How this estimated price is calculated (Recorded Sale + ZHVI Appreciation & Permit Model)

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: +$516,306 from documented permits (2 ADUs, 1 addition, 1 remodel); +$516,306
4. Recorded sale / roll appreciation anchor (60% weight): Last sold for $835,579 on Apr 8, 2021, compounded at 3.8%/yr regional appreciation; $1,523,178

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-2 (two-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

Unlikely

Zoned RH-2 (two-family residential), not 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

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

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 0602980232A, 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 duplex / half-plex1
New multifamily / condos / mixed-use1
Accessory dwelling unit (new or conversion)6

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 29, 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

Property & area intelligence timeline

78 events · 28 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 (28)

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

StalledAccessory dwelling unit at 1510 Mckinnon AveIssued
0.32 mi SE
Permit issued and active for 8.7 yr (first record Feb 26, 2018), with no completion or new permit record in 5.6 yr. · 1 unit · $520,000 declared valuation
StalledAccessory dwelling unit at 1644 Palou AveApplied
0.3 mi S
In "Applied" for 5.6 yr (since Mar 19, 2021), with no new permit record in 5.6 yr. · 2 units · $205,000 declared valuation
StalledNew home at 1638a Quint StIssued
0.42 mi SW
Permit issued and active for 8.3 yr (first record Jul 27, 2018), with no completion or new permit record in 5.6 yr. · 1 unit · $32,000 declared valuation
StalledAccessory dwelling unit at 1724 Revere AveApplied
0.41 mi S
In "Applied" for 5.5 yr (since Apr 14, 2021), with no new permit record in 5.5 yr. · 1 unit · $63,500 declared valuation
Stalled29 new homes at 5012 03rd StApproved
0.41 mi S
In "Approved" for 6.9 yr (since Dec 20, 2019), with no new permit record in 5 yr. · 29 units · $7,300,000 declared valuation
StalledNew home at 1531 Jerrold AveApplied
0.15 mi SE
In "Applied" for 4.9 yr (since Dec 10, 2021), with no new permit record in 4.9 yr. · 1 unit · $550,000 declared valuation

202615 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.36 mi S
Nearby plumbing / water heater / sewer (1570 Palou Av): Status changed from issued to complete
Record 202608257122 · 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
0.36 mi W
Nearby plan revision / deferred submittal (2015 Mckinnon Av): First appeared in published agency feed
Record 202610279977 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.5 mi SW
Nearby remodel / interior alteration (1806 Newhall St): First appeared in published agency feed
Record 202610269859 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.19 mi E
Nearby plan revision / deferred submittal (1504 Jerrold Av): First appeared in published agency feed
Record 202610269889 · 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
0.36 mi S
Nearby commercial tenant improvement (4901 03rd St): Status changed from suspend to reinstated
Record 202601073401 · 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
0.16 mi S
Nearby remodel / interior alteration (4540 03rd St): Status changed from filed to issued
Record 202610199608 · 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
0.16 mi S
Nearby remodel / interior alteration (4540 03rd St): Issued date changed from (blank) to 2026-10-23
Record 202610199608 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 14, 2026Nearby project · Applied
0.32 mi S
Accessory dwelling unit at 1663 Palou Ave — Applied
1663 Palou Ave · 1 unit · $10,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Oct 7, 2026Nearby project · Applied
0.21 mi SW
4 new homes at 1750 Oakdale Ave — Applied
1750 Oakdale Ave · 4 units · $2,050,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
May 7, 2026Nearby project · Approved
0.47 mi S
Accessory dwelling unit at 1473 Palou Ave — Approved
1473 Palou Ave · 1 unit · $30,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Apr 1, 2026Nearby project · Approved
0.38 mi NW
Demolition at 1999 Jerrold Ave — Approved
1999 Jerrold Ave · $50,000 valuation
⏱ Slow turnaround:In "Approved" for 7 mo (since Apr 1, 2026), with no new permit record in 7 mo.
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Mar 17, 2026Nearby project · Issued
On this parcel
Accessory dwelling unit at 1658b Kirkwood Ave — Issued
1658b Kirkwood Ave · 1 unit · $5,000 valuation
Records span Aug 5, 2025 to Mar 17, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Mar 17, 2026Permit issued
On this parcel
Accessory dwelling unit (new or conversion) permit issued (202506269542)
Recorded status: issued
convert ground floor portion of (e) storage to (1) new adu per ca govt code section 66323 · Declared valuation: $5,000 · 1 housing unit
⏱ Slow turnaround:Issued 7 mo after application (Aug 5, 2025) — longer review cycle
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Mar 9, 2026Nearby project · Issued
0.36 mi NW
New commercial building at 1901 Jerrold Ave — Issued
1901 Jerrold Ave · $26,000,000 valuation
Records span Dec 20, 2022 to Mar 9, 2026 (1 permit).
⏱ Slow turnaround:Permit issued and active for 3.9 yr (first record Dec 20, 2022), with no completion or new permit record in 8 mo.
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Feb 25, 2026Nearby project · Applied
0.47 mi SW
Accessory dwelling unit at 206 Bridgeview Dr — Applied
206 Bridgeview Dr · 1 unit · $21,000 valuation
⏱ Slow turnaround:In "Applied" for 8 mo (since Feb 25, 2026), with no new permit record in 8 mo.
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 78 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

29 new homes at 5012 03rd StApprovedNo new record in 5 yr29 units
0.41 mi S
Active in "Approved" for 6.9 yr (first record Dec 20, 2019) with no new permit activity recorded in 5 yr. High-impact scale (29 housing units, $7,300,000 declared valuation across 2 permits).
New commercial building at 750 Phelps StApprovedNo new record in 2 yr$75,000,000
0.11 mi N
Active in "Approved" for 2 yr (first record Nov 5, 2024) with no new permit activity recorded in 2 yr. High-impact scale ($75,000,000 declared valuation across 2 permits).
New duplex at 1528 Hudson AveIssuedNo new record in 2.6 yr$1,875,783
0.22 mi E
Active in "Issued" for 4.4 yr (first record Jun 2, 2022) with no new permit activity recorded in 2.6 yr. High-impact scale (2 housing units, $1,875,783 declared valuation across 4 permits).
2 new homes at 1654 Kirkwood AveFinaled / completed$880,765
On this parcel
High-impact scale (2 housing units, $880,765 declared valuation across 2 permits).
8 new homes at 5024 03rd StAppliedNo new record in 3.2 yr8 units
0.42 mi S
Active in "Applied" for 3.2 yr (first record Aug 7, 2023) with no new permit activity recorded in 3.2 yr. High-impact scale (8 housing units, $4,200,000 declared valuation across 3 permits).
New commercial building at 1901 Jerrold AveIssuedNo new record in 8 mo$26,000,000
0.36 mi NW
Active in "Issued" for 3.9 yr (first record Dec 20, 2022) with no new permit activity recorded in 8 mo. High-impact scale ($26,000,000 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 (%)$308,000Interest rate (%)Loan termClosing costs (%)$30,800

Prop 13 post-purchase property tax estimate

$1,552/mo ($18,622/yr · 1.21%)

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 ($15,400/yr) + local voter-approved bond debt ($2,772/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,772/yrDirect levies / Mello-Roos ($/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: −$6,718
Cash-on-cash return: -23.8%
Cap rate (Year 1 NOI): 0.83%
DSCR (NOI / debt): 0.14x
Break-even gross rent: $12,279/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,350 − Debt $7,787)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,552

Property insurance−$165

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

Net Operating Income (NOI)+$1,070

Mortgage principal & interest (1,232,000 loan)−$7,787

Net monthly cash flow−$6,718

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	−$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 ↗

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 1654 Kirkwood Ave
Finaled / completed1 unitsAug 5, 2025 – Mar 17, 2026
2 new homes at 1654 Kirkwood Ave
Finaled / completed2 unitsMay 25, 2018 – May 14, 2025

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

Permit history on this parcel

5 records

Accessory dwelling unit (new or conversion)202506269542
convert ground floor portion of (e) storage to (1) new adu per ca govt code section 66323
convert ground floor portion of (e) storage to (1) new adu per ca govt code section 66323
Applied
Aug 5, 2025
Issued
Mar 17, 2026
Recorded status
issued as of Mar 17, 2026
Declared valuation
$5,000
Accessory dwelling unit (new or conversion)202511069089
convert portion of existing unit to storage at ground floor. remove (e) unit stair from ground floor to second floor. work tacitly required by cpc as part of the in-review adu application.
convert portion of existing unit to storage at ground floor. remove (e) unit stair from ground floor to second floor. work tacitly required by cpc as part of the in-review adu application.
Applied
Nov 6, 2025
Issued
Nov 26, 2025
Recorded status
complete as of Dec 10, 2025
Declared valuation
$8,000
Fire alarm / sprinkler202311070294
fire alarm sprinkler monitoring installation, install facu, heat detector, pull stations, aes radio , and monitor modules.
fire alarm sprinkler monitoring installation, install facu, heat detector, pull stations, aes radio , and monitor modules.
Applied
Nov 7, 2023
Issued
Nov 7, 2023
Recorded status
complete as of Apr 17, 2025
Declared valuation
$10,000
Remodel / interior alteration202209283292
install 48 new sprinlkers througout per nfpa13r and underground per nfpa24. ref permit 201805250174
install 48 new sprinlkers througout per nfpa13r and underground per nfpa24. ref permit 201805250174
Applied
Sep 28, 2022
Issued
Sep 29, 2022
Recorded status
complete as of Apr 17, 2025
Declared valuation
$25,056
Addition (adds square footage)201805250174
vertical addition & change of use. add 2 stories. modify existing garage level concrete block walls and concrete slab floor as needed to allow for the creation of a 2 car parking garage and 2 residential units above.
vertical addition & change of use. add 2 stories. modify existing garage level concrete block walls and concrete slab floor as needed to allow for the creation of a 2 car parking garage and 2 residential units above.
Applied
May 25, 2018
Issued
May 5, 2021
Recorded status
complete as of May 14, 2025
Declared valuation
$880,765

Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 29, 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
2025	—(201805250174)	2 to 4 · Renter	—	—	2 (May 14, 2025)	—
2021	—(201805250174)	2 to 4 · Renter	—	2 (May 5, 2021)	—	—

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-2: RESIDENTIAL- HOUSE, TWO FAMILY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 3

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 5279/017. Assessed value is not market value.
Property tax payment
Search by block/lot 5279/017 (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

−$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

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2025

—(201805250174)

2 to 4 · Renter

—

2 (May 14, 2025)

—

2021

—(201805250174)

2 to 4 · Renter

—

2 (May 5, 2021)

—