San Francisco · Portola · Block/lot 5863/003 · San Francisco
Since October 2024 within ½ mile: 6 homes completed, 2 permitted, 12 proposed or in review.
15 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.
716 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.
$1,405,000
Benchmark range: $1,194,000 – $1,616,000
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(D) 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 8.3 yr (first record Jul 3, 2018), with no completion or new permit record in 3.8 yr. · 1 unit · $10,000 declared valuation
In "Applied" for 3.2 yr (since Aug 24, 2023), with no new permit record in 3.2 yr. · 1 unit · $191,661 declared valuation
Permit issued and active for 9 yr (first record Nov 13, 2017), with no completion or new permit record in 3.1 yr. · 2 units · $30,000 declared valuation
Permit issued and active for 4.4 yr (first record May 27, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $312,000 declared valuation
Permit issued and active for 3.2 yr (first record Aug 3, 2023), with no completion or new permit record in 2.6 yr. · 1 unit · $24,663 declared valuation
In "Applied" for 2.4 yr (since Jun 18, 2024), with no new permit record in 2.4 yr.
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 (1821 Silliman St): Declared valuation changed from 0 to 19000
Record 202610239846 · 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 plumbing / water heater / sewer (322 Princeton St): Status changed from issued to complete
Record 202606153239 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (282 Trumbull St): Description text was updated
Record 202608247058 · 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 (655 Andover St): First appeared in published agency feed
Record 202610229782 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1821 Silliman St): First appeared in published agency feed
Record 202610239846 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
1100 Silliman St · 1 unit · $5,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1817 Silliman St · 2 units · $1,464,117 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1819 Silliman St · 2 units · $1,459,722 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
256 Sweeny St · 1 unit · $261,142 valuation
Records span Jun 6, 2025 to Nov 5, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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 "Entitled" for 12 mo (first record Oct 16, 2025) with no new permit activity recorded in 12 mo.
Active in "Issued" for 2.6 yr (first record Apr 4, 2024) with no new permit activity recorded in 19 mo.
Active in "Applied" for 2.4 yr (first record Jun 18, 2024) with no new permit activity recorded in 2.4 yr.
Active in "Issued" for 4.4 yr (first record May 27, 2022) with no new permit activity recorded in 3.1 yr.
Active in "Issued" for 3.2 yr (first record Aug 3, 2023) with no new permit activity recorded in 2.6 yr.
Active in "Applied" for 3.2 yr (first record Aug 24, 2023) with no new permit activity recorded in 3.2 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 ($14,050/yr) + local voter-approved bond debt ($2,529/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$70,826/yr
Cash needed: $309,100
NOI: $14,428/yr
P&I: $7,104/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 | −$6,316/mo | -24.5% | $12,128/mo | −$6,301/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,902/mo | -22.9% | $11,225/mo | −$5,683/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 | −$5,665/mo | -22.0% | $10,965/mo | −$5,255/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 / completed1 unitsAug 8, 2020 – Mar 26, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
revision to pa# 202008081377. skylight & windows size modification. add laundry closet on 2nd fl. replace (e) 2nd fl wood balcony to metal planter at front. replace (e)/approved siding by stucco to entire building wall to match adjacent buildings. replace (e) 2nd fl fireplace with gas fireplace.
reroofing.
develop new adu per ordinance 95-17 on 1st floor with 7'10" 1st floor rear addition, 216 sf. existing 2nd floor dwelling unit renovation with new 1st floor roof deck and stair to yard.
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 |
|---|---|---|---|---|---|---|
| 2025 | —(202008081377) | ADU · Renter | — | — | 1 (Mar 26, 2025) | — |
| 2022 | —(202008081377) | ADU · Renter | — | 1 (Sep 29, 2022) | — | — |
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
14A UNIVERSITY ST; 14 UNIVERSITY 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 5863/003. Assessed value is not market value.
Search by block/lot 5863/003 (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.