San Francisco · Portola · Block/lot 5457/023 · San Francisco
Since October 2024 within ½ mile: 11 homes completed, 16 permitted, 4 proposed or in review.
23 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.
396 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.
$1,212,000
Benchmark range: $1,030,000 – $1,394,000
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 NCD-SAN BRUNO AVENUE as mixed use, 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 23 mo (since Nov 25, 2024), with no new permit record in 23 mo. · 1 unit
Permit issued and active for 5.6 yr (first record Mar 19, 2021), with no completion or new permit record in 4.5 yr. · $9,000,000 declared valuation
Permit issued and active for 10 yr (first record Nov 4, 2016), with no completion or new permit record in 4.5 yr. · 3 units · $260,004 declared valuation
In "Applied" for 4.3 yr (since Jun 30, 2022), with no new permit record in 4.3 yr. · 2 units · $1,433,000 declared valuation
In "Applied" for 4.2 yr (since Aug 15, 2022), with no new permit record in 4.2 yr. · 2 units · $250,000 declared valuation
Permit issued and active for 7.6 yr (first record Mar 22, 2019), with no completion or new permit record in 4.1 yr. · 1 unit · $80,000 declared valuation
Nearby windows / doors / siding (673 Hamilton St): First appeared in published agency feed
Record 202610290095 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (405 Girard St): Status changed from suspend to cancelled
Record 202201246521 · 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
Record 202605261833 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202605261833 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (231 Brussels St): First appeared in published agency feed
Record 202610280041 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
581 Hamilton St · 1 unit · $115,000 valuation
Records span Jun 11, 2026 to Oct 27, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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
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
Nearby plumbing / water heater / sewer (861 Brussels St): Status changed from issued to complete
Record 202608106325 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
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 "Entitled" for 23 mo (first record Nov 25, 2024) with no new permit activity recorded in 23 mo.
Active in "Entitled" for 3.5 yr (first record May 4, 2023) with no new permit activity recorded in 3.5 yr. High-impact scale (18 housing units, 4 deed-restricted affordable across 0 permits).
Active in "Applied" for 4.9 yr (first record Nov 18, 2021) with no new permit activity recorded in 3.4 yr. High-impact scale (62 housing units, 11 deed-restricted affordable, $300,000 declared valuation across 52 permits).
Active in "Issued" for 3.6 yr (first record Mar 29, 2023) with no new permit activity recorded in 2 yr. High-impact scale (1 housing unit, $822,256 declared valuation across 1 permit).
Active in "Issued" for 5.6 yr (first record Mar 19, 2021) with no new permit activity recorded in 4.5 yr. High-impact scale ($9,000,000 declared valuation across 4 permits).
Active in "Applied" for 4.3 yr (first record Jun 30, 2022) with no new permit activity recorded in 4.3 yr. High-impact scale (2 housing units, $1,433,000 declared valuation across 3 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,887 parcels
+45.5% YoY
City baseline: 91.1 / 1k
135 in trailing 24m
Includes 12 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 ($12,100/yr) + local voter-approved bond debt ($2,178/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$56,692/yr
Cash needed: $266,200
NOI: $16,729/yr
P&I: $6,118/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 | −$5,138/mo | -23.2% | $10,484/mo | −$5,108/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$4,724/mo | -21.3% | $9,704/mo | −$4,490/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 | −$4,487/mo | -20.2% | $9,478/mo | −$4,061/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 unitsNov 25, 2024 – Nov 25, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
veritcal addition of 3rd floor. add a new residential unit on 3rd floor, including 3 bedrooms & 3 bathrooms. structural upgrade on 1st floor. ti work under separate permit.
for documentation purposes; the legal use of this building is a 2 - two story residential over 1 commericial ground floor unit. this determination is based on a review of city records & a site visit. no work performed under this permit.
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 |
|---|---|---|---|---|---|---|
| 2024 | 2857 San Bruno Avenue(2024-002030PRJ) | 2 to 4 · Renter | 1 (Nov 25, 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.
Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 30, 2026
2857 SAN BRUNO AVE; 2859 SAN BRUNO 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 5457/023. Assessed value is not market value.
Search by block/lot 5457/023 (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.