San Francisco · Portola · Block/lot 5478/008 · San Francisco
Since October 2024 within ½ mile: 13 homes completed, 12 permitted, 7 proposed or in review.
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.
454 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 29, 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 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 RM-1 as multifamily 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 7.8 yr (since Dec 28, 2018), with no new permit record in 5.6 yr. · 8 units · $1,000,000 declared valuation
Permit issued and active for 5.6 yr (first record Mar 25, 2021), with no completion or new permit record in 3.9 yr. · 1 unit · $522,400 declared valuation
Permit issued and active for 5.2 yr (first record Jul 29, 2021), with no completion or new permit record in 3.9 yr. · 1 unit · $547,600 declared valuation
Permit issued and active for 4.7 yr (first record Feb 22, 2022), with no completion or new permit record in 3.6 yr. · 1 unit · $109,575 declared valuation
In "Applied" for 3.6 yr (since Mar 29, 2023), with no new permit record in 3.6 yr. · 1 unit · $150,000 declared valuation
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
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
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)
Record 202212309561 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202212309562 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202503031415 · 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
95a Exeter St · 1 unit · $729,135 valuation
Records span Sep 29, 2025 to Sep 24, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project 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)
582 Goettingen St · 1 unit · $60,000 valuation
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 7.8 yr (first record Dec 28, 2018) with no new permit activity recorded in 5.6 yr. High-impact scale (8 housing units, $1,000,000 declared valuation across 3 permits).
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 "Applied" for 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (2 housing units, $2,000,000 declared valuation across 1 permit).
Active in "Issued" for 7.7 yr (first record Jan 31, 2019) with no new permit activity recorded in 3 yr. High-impact scale (3 housing units, $1,800,000 declared valuation across 5 permits).
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).
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 ↗
Applied8 unitsDec 28, 2018 – Mar 19, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
erect 3-story 8 unit type v building.
to demolish a 2-story, type 5, 2-unit bldg with warehouse and private garage.
erect a 3 story, 6 dwelling multifamily dwelling. type v-b
remodel and relocate existing warehouse. remove portion with basement and add one story for two dwelling unit
comply with nov# 200667003, clear channel outdoor, inc will perform customany maintenance as shown on plans by grc engineering, inc. dated 06/14/2018. ** maher: n/a **
street space with s/w.
the owner of general advertising sign located at 3275 san bruno ave, clear channel outdoor inc. will perform customary sign maintenance as shown on plans by vincent kevin kelly & assoc inc dtd nov 7/16,cco sign no. 1642 & 1643.; maher n/a
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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 29, 2026
3275 SAN BRUNO AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 5478/008. Assessed value is not market value.
Search by block/lot 5478/008 (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.