San Francisco · Bernal Heights · Block/lot 5678/030 · San Francisco
Since October 2024 within ½ mile: 11 homes completed, 44 permitted, 77 proposed or in review (105 of them deed-restricted affordable).
29 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.
1,187 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.
$1,530,000
Benchmark range: $1,301,000 – $1,759,000
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 NCD-CORTLAND 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.
Permit issued and active for 9.1 yr (first record Sep 7, 2017), with no completion or new permit record in 2.7 yr. · 3 units · $1,420,000 declared valuation
Permit issued and active for 5.6 yr (first record Mar 17, 2021), with no completion or new permit record in 4 yr. · 1 unit · $680,000 declared valuation
Permit issued and active for 5.9 yr (first record Nov 19, 2020), with no completion or new permit record in 3.9 yr. · 1 unit · $80,000 declared valuation
In "Applied" for 3.7 yr (since Feb 23, 2023), with no new permit record in 3.7 yr. · 2 units · $500,000 declared valuation
In "Applied" for 3.7 yr (since Feb 23, 2023), with no new permit record in 3.7 yr. · 2 units · $500,000 declared valuation
In "Applied" for 3.7 yr (since Feb 23, 2023), with no new permit record in 3.7 yr. · 2 units · $500,000 declared valuation
Nearby remodel / interior alteration (170 Ripley St): Status changed from suspend to cancelled
Record 202202168065 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3470 Mission St): Reappeared in published agency feed
Record 202311201165 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3470 Mission St): Applied date changed from 2023-11-20 to 2026-10-27
Record 202311201165 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (627 Anderson St): Status changed from suspend to cancelled
Record 202301130183 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (80 Bronte St): Status changed from plancheck to issued
Record 202603057023 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (80 Bronte St): Issued date changed from (blank) to 2026-10-28
Record 202603057023 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (203 Holly Park Cr): Status changed from issued to complete
Record 202603107256 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202604179638 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (108 Cortland Av): First appeared in published agency feed
Record 202606243813 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (102 Santa Marina St): Status changed from filed to issued
Record 202610209685 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (102 Santa Marina St): Issued date changed from (blank) to 2026-10-28
Record 202610209685 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (102 Santa Marina St): Declared valuation changed from 0 to 2000
Record 202610209685 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (212 Elsie St): First appeared in published agency feed
Record 202610279951 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (830 Cortland Av): First appeared in published agency feed
Record 202610280005 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202610280046 · 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 "Issued" for 9.1 yr (first record Sep 7, 2017) with no new permit activity recorded in 2.7 yr. High-impact scale (3 housing units, $1,420,000 declared valuation across 2 permits).
Active in "Entitled" for 18 mo (first record Apr 16, 2025) with no new permit activity recorded in 18 mo. High-impact scale (70 housing units, 70 deed-restricted affordable across 0 permits).
Active in "Issued" for 3 yr (first record Oct 25, 2023) with no new permit activity recorded in 19 mo. High-impact scale (35 housing units, 35 deed-restricted affordable, $17,000,000 declared valuation across 8 permits).
Active in "Applied" for 4.8 yr (first record Jan 19, 2022) with no new permit activity recorded in 2.2 yr. High-impact scale (4 housing units, $2,078,100 declared valuation across 2 permits).
Active in "Issued" for 4.4 yr (first record Jun 21, 2022) with no new permit activity recorded in 21 mo. New permit record (202610280046) appeared in snapshot Oct 29, 2026.
Active in "Issued" for 6.2 yr (first record Aug 27, 2020) with no new permit activity recorded in 10 mo. High-impact scale (1 housing unit, $838,995 declared valuation across 1 permit).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,745 parcels
+9.4% YoY
City baseline: 91.1 / 1k
425 in trailing 24m
Includes 17 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 ($15,300/yr) + local voter-approved bond debt ($2,754/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$79,885/yr
Cash needed: $336,600
NOI: $12,953/yr
P&I: $7,737/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 | −$7,071/mo | -25.2% | $13,182/mo | −$7,066/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,657/mo | -23.7% | $12,201/mo | −$6,449/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 | −$6,420/mo | -22.9% | $11,918/mo | −$6,020/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 ↗
Issued3 unitsSep 7, 2017 – Feb 8, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to erect 4-story new building, 3-dwelling units building with commercial on street level.
demolish a 1 story bldg.low rise, type b-v. n/c bpa #201709077207
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | —(201709077207) | 2 to 4 · Renter | — | 3 (Feb 8, 2024) | — | — |
| 2019 | 432 Cortland Avenue(2017-009635PRJ) | 2 to 4 · Owner | 2 (Feb 21, 2019) | — | — | — |
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
432 CORTLAND 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 5678/030. Assessed value is not market value.
Search by block/lot 5678/030 (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.