San Francisco · Portola · Block/lot 5856/028 · San Francisco
Since October 2024 within ½ mile: 17 homes completed, 10 permitted, 6 proposed or in review; 1 demolition.
22 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.
579 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.
$1,561,000
Benchmark range: $1,327,000 – $1,795,000
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 RH-1 as single-family 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.
Permit issued and active for 6.4 yr (first record Jun 5, 2020), with no completion or new permit record in 4.9 yr. · 1 unit · $75,000 declared valuation
In "Applied" for 4.8 yr (since Jan 5, 2022), with no new permit record in 4.8 yr. · 1 unit · $80,000 declared valuation
Permit issued and active for 8.8 yr (first record Jan 19, 2018), with no completion or new permit record in 4.8 yr. · 1 unit · $650,000 declared valuation
In "Applied" for 4.7 yr (since Mar 1, 2022), with no new permit record in 4.7 yr. · 2 units · $1,250,000 declared valuation
Permit issued and active for 6 yr (first record Oct 15, 2020), with no completion or new permit record in 4.7 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 10.1 yr (first record Sep 16, 2016), with no completion or new permit record in 4.3 yr. · 1 unit · $387,757 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 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 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
Nearby general repair (450 Bay Shore Bl): First appeared in published agency feed
Record 202610280030 · 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
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 remodel / interior alteration (238 Putnam St): Status changed from issued to complete
Record 202604139327 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (371 Banks St): Declared valuation changed from 250000 to 450000
Record 202605191496 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (371 Banks St): Description text was updated
Record 202605191496 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (448 Nevada St): Status changed from filed to issued
Record 202610099263 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (448 Nevada St): Issued date changed from (blank) to 2026-10-23
Record 202610099263 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (448 Nevada St): Description text was updated
Record 202610099263 · 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
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 →High-impact scale (6 housing units, $46,601 declared valuation across 5 permits).
Active in "Applied" for 4.7 yr (first record Mar 1, 2022) with no new permit activity recorded in 4.7 yr. High-impact scale (2 housing units, $1,250,000 declared valuation across 1 permit).
Active in "Issued" for 9 yr (first record Nov 13, 2017) with no new permit activity recorded in 3.1 yr.
Active in "Applied" for 19 mo (first record Apr 7, 2025) with no new permit activity recorded in 19 mo.
Active in "Applied" for 3.7 yr (first record Feb 23, 2023) with no new permit activity recorded in 3.7 yr.
Active in "Issued" for 6 yr (first record Oct 15, 2020) with no new permit activity recorded in 4.7 yr.
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 ($15,600/yr) + local voter-approved bond debt ($2,808/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$82,060/yr
Cash needed: $343,200
NOI: $12,599/yr
P&I: $7,888/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 | −$7,252/mo | -25.4% | $13,435/mo | −$7,250/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,838/mo | -23.9% | $12,435/mo | −$6,632/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 | −$6,601/mo | -23.1% | $12,146/mo | −$6,204/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 ↗
Finaled / completed6 unitsMay 5, 2017 – Jun 20, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to obtain final inspection for work approved under pa#201705055874. all work is complete
revision to 201705055874. revise concrete footings and wood beams
upgrade (e) fire alarm system to comply with sffc section 1103.7.6.1 and include sprinkler monitoring ref adu 2017-0505-5874 & sprinkler 2025-0529-7477
installation of (88) fire sprinkler system throughout ground at frist floor according to app#2021705307881 and related egress area per nfpa 13 2022 and undergrounde piping per nfpa 24 (trench, backfill, and sidwalk repair by other under separate permit)
to comply with nov# 202298236: installation of inline booster fan for dryer duct located in garage in the rear of the building. replace fire/smoke door at the main shared garage. repair all damaged drywall in all garages on ground floor. less than 50%
add unit per ordinance no.162-16. convert 5 covered parking space into 5 new dwelling units. for a total of 13 units. n/a for maher ordinance no.155-13
unit legalization ordinance 43-14. legalize unit#8 at top floor. sprinklers under separate permit.
soft story retrofit per sfbc chapter 34b, 2012 iebc appendix a-4
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 |
|---|---|---|---|---|---|---|
| 2022 | —(201705055874) | ADU · Renter | — | 5 (Jun 2, 2022) | — | — |
| 2018 | —(201705307881) | 5+ · Renter | — | 1 (Jul 12, 2018) | — | — |
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
40 GAVEN ST
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 5856/028. Assessed value is not market value.
Search by block/lot 5856/028 (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.