75 Topeka Ave

San Francisco · Bayview Hunters Point · Block/lot 5383/027 · San Francisco

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

What's changing nearby

Since October 2024 within ½ mile: 19 homes completed, 13 permitted, 9 proposed or in review.

27 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.

424 permits within ½ mile since October 2024

New construction2 · 6 units
Adds housing (ADU)12 · 22 units
Demolition2
Additions & renovations100
Building systems230
Repairs37
Other41

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 28, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$1,357,000

Benchmark range: $1,153,000 – $1,561,000

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: +$308,605 from documented permits (2 ADUs, 2 remodels); +$308,605

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 2,705 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 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

Accessory dwelling unit (new or conversion)11

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 28, 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

76 events · 20 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 (20)

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

StalledAccessory dwelling unit at 75 Topeka AveIssued
On this parcel
Permit issued and active for 7.9 yr (first record Nov 15, 2018), with no completion or new permit record in 2 yr. · 1 unit · $50,000 declared valuation
StalledAccessory dwelling unit at 5118 03rd StIssued
0.45 mi E
Permit issued and active for 5.6 yr (first record Mar 9, 2021), with no completion or new permit record in 4.4 yr. · 3 units · $50,000 declared valuation
StalledAccessory dwelling unit at 76 Conkling StIssued
0.15 mi NW
Permit issued and active for 5.9 yr (first record Dec 11, 2020), with no completion or new permit record in 4.1 yr. · 1 unit · $150,000 declared valuation
Stalled100 new homes at 5250 03rd StApplied
0.48 mi SE
In "Applied" for 3.9 yr (since Dec 9, 2022), with no new permit record in 3.9 yr. · 100 units · $25,027,124 declared valuation
StalledMixed-use development at 1832 Egbert AveIssued
0.47 mi S
Permit issued and active for 8.9 yr (first record Nov 21, 2017), with no completion or new permit record in 3.6 yr. · 1 unit · $10,000 declared valuation
StalledAccessory dwelling unit at 2554 San Bruno AveApplied
0.44 mi SW
In "Applied" for 3.5 yr (since Apr 18, 2023), with no new permit record in 3.5 yr. · 2 units · $75,000 declared valuation

202614 events

Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
0.27 mi SE
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 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.31 mi SE
Nearby repair tied to a housing/code case (55 Neptune St): Status changed from suspend to reinstated
Record 201908057886 · 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
0.49 mi E
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
0.28 mi SW
Nearby remodel / interior alteration (975 Bay Shore Bl): First appeared in published agency feed
Record 202602065491 · 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
0.18 mi S
Nearby remodel / interior alteration (156b Ledyard St): Status changed from filed to issued
Record 202610219723 · 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
0.18 mi S
Nearby remodel / interior alteration (156b Ledyard St): Issued date changed from (blank) to 2026-10-23
Record 202610219723 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 14, 2026Nearby project · Applied
0.4 mi E
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
0.39 mi E
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)
Jul 23, 2026Permit applied
On this parcel
Remodel / interior alteration permit application filed (202607235481)
Current status: complete
to obtain final inspection for work approved under pa# 201811155981. all work is complete. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Jul 23, 2026Permit applied
On this parcel
Remodel / interior alteration permit application filed (202607235490)
Current status: complete
to obtain final inspection for work approved under pa# 201912200237. all work is complete. · Declared valuation: $1
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Jul 23, 2026Permit issued
On this parcel
Remodel / interior alteration permit issued (202607235481)
Recorded status: complete
to obtain final inspection for work approved under pa# 201811155981. all work is complete. · Declared valuation: $1
Turnaround:Issued same day as application
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Jul 23, 2026Permit issued
On this parcel
Remodel / interior alteration permit issued (202607235490)
Recorded status: complete
to obtain final inspection for work approved under pa# 201912200237. all work is complete. · Declared valuation: $1 · 1 housing unit
Turnaround:Issued same day as application
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Jun 26, 2026Nearby project · Issued
0.3 mi SW
Accessory dwelling unit at 2520 Quint St — Issued
2520 Quint St · 6 units · $717,500 valuation
Records span Sep 23, 2020 to Jun 26, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Feb 25, 2026Nearby project · Applied
0.12 mi E
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)

20251 event

Dec 22, 2025Nearby project · Issued
0.28 mi N
Accessory dwelling unit at 2195a Quesada Ave — Issued
2195a Quesada Ave · 1 unit · $255,000 valuation
Records span Mar 23, 2024 to Dec 22, 2025 (1 permit).
⏱ Slow turnaround:Permit issued and active for 2.6 yr (first record Mar 23, 2024), with no completion or new permit record in 10 mo.
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)

Showing 15 of 76 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

Accessory dwelling unit at 75 Topeka AveIssuedNo new record in 2 yr
On this parcel
Active in "Issued" for 7.9 yr (first record Nov 15, 2018) with no new permit activity recorded in 2 yr.
100 new homes at 5250 03rd StAppliedNo new record in 3.9 yr100 units
0.48 mi SE
Active in "Applied" for 3.9 yr (first record Dec 9, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale (100 housing units, $25,027,124 declared valuation across 1 permit).
8 new homes at 5024 03rd StAppliedNo new record in 3.2 yr8 units
0.44 mi E
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 duplex at 1660 Shafter AveIssuedNo new record in 14 mo$1,169,362
0.49 mi E
Active in "Issued" for 6.8 yr (first record Dec 27, 2019) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,169,362 declared valuation across 2 permits).
8 Topeka AvenueEntitledNo new record in 2.1 yr
430 ft NW
Active in "Entitled" for 2.1 yr (first record Oct 8, 2024) with no new permit activity recorded in 2.1 yr.
Accessory dwelling unit at 76 Conkling StIssuedNo new record in 4.1 yr
0.15 mi NW
Active in "Issued" for 5.9 yr (first record Dec 11, 2020) with no new permit activity recorded in 4.1 yr.

Neighborhood renovation & housing momentum: Bayview Hunters Point

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

Rank #31 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 247 vs 248 permits
24m rate per 1,000 parcels: 55.6
5-year substantial permits: 1,018
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 (%)$271,000Interest rate (%)Loan termClosing costs (%)$27,100

Prop 13 post-purchase property tax estimate

$1,370/mo ($16,439/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 ($13,550/yr) + local voter-approved bond debt ($2,439/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$2,439/yrDirect levies / Mello-Roos ($/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: −$5,600
Cash-on-cash return: -22.5%
Cap rate (Year 1 NOI): 1.11%
DSCR (NOI / debt): 0.18x
Break-even gross rent: $10,835/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $2,169 − Debt $6,852)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.21%)−$1,370

Property insurance−$165

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

Net Operating Income (NOI)+$1,251

Mortgage principal & interest (1,084,000 loan)−$6,852

Net monthly cash flow−$5,600

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	−$6,014/mo	-24.2%	$11,706/mo	−$5,995/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$5,600/mo	-22.5%	$10,835/mo	−$5,377/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	−$5,363/mo	-21.6%	$10,584/mo	−$4,949/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 75 Topeka Ave
Issued1 unitsNov 15, 2018 – Oct 9, 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

5 records

Remodel / interior alteration202607235490
to obtain final inspection for work approved under pa# 201912200237. all work is complete.
to obtain final inspection for work approved under pa# 201912200237. all work is complete.
Applied
Jul 23, 2026
Issued
Jul 23, 2026
Recorded status
complete as of Jul 30, 2026
Declared valuation
$1
Remodel / interior alteration202607235481
to obtain final inspection for work approved under pa# 201811155981. all work is complete.
to obtain final inspection for work approved under pa# 201811155981. all work is complete.
Applied
Jul 23, 2026
Issued
Jul 23, 2026
Recorded status
complete as of Jul 30, 2026
Declared valuation
$1
Accessory dwelling unit (new or conversion)201912200237
(n) adu unit per ordinance #162-16. add kitchen, family room, (2) bedrooms & (1) full bathroom. horizontal addition @ rear under separate permit appln #201811155981.
(n) adu unit per ordinance #162-16. add kitchen, family room, (2) bedrooms & (1) full bathroom. horizontal addition @ rear under separate permit appln #201811155981.
Applied
Dec 20, 2019
Issued
Oct 9, 2024
Recorded status
issued as of Oct 9, 2024
Declared valuation
$50,000
Accessory dwelling unit (new or conversion)201811155981
comply w/ dbi nov# 201709321 & 2017-013028 enf. horizontal addition at rear & interior remodel. add adu under separate permit
comply w/ dbi nov# 201709321 & 2017-013028 enf. horizontal addition at rear & interior remodel. add adu under separate permit
Applied
Nov 15, 2018
Issued
May 28, 2024
Recorded status
issued as of May 28, 2024
Declared valuation
$49,600
Windows / doors / siding201709199007
remodel 1 bath on 2nd floor in kind & same location, no moving of walls, doors or windows
remodel 1 bath on 2nd floor in kind & same location, no moving of walls, doors or windows
Applied
Sep 19, 2017
Issued
Sep 19, 2017
Recorded status
issued as of Sep 19, 2017
Declared valuation
$13,000

Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 28, 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	—(201912200237)	ADU · Renter	—	1 (Oct 9, 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.

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 28, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 1

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 5383/027. Assessed value is not market value.
Property tax payment
Search by block/lot 5383/027 (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

−$6,014/mo

-24.2%

$11,706/mo

−$5,995/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$5,600/mo

-22.5%

$10,835/mo

−$5,377/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

−$5,363/mo

-21.6%

$10,584/mo

−$4,949/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

—(201912200237)

ADU · Renter

—

1 (Oct 9, 2024)

—