San Francisco · Visitacion Valley · Block/lot 6191/048 · San Francisco
Since October 2024 within ½ mile: 5 homes completed, 10 permitted, 8 proposed or in review.
20 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.
473 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.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026
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 28, 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 8 yr (first record Nov 13, 2018), with no completion or new permit record in 4 yr. · 1 unit · $15,000 declared valuation
In "Applied" for 4.9 yr (since Dec 16, 2021), with no new permit record in 4.9 yr. · 1 unit · $220,000 declared valuation
Permit issued and active for 7.7 yr (first record Jan 31, 2019), with no completion or new permit record in 4.7 yr. · 1 unit · $797,403 declared valuation
In "Applied" for 4.6 yr (since Mar 24, 2022), with no new permit record in 4.6 yr. · 1 unit · $60,000 declared valuation
In "Applied" for 5.7 yr (since Feb 17, 2021), with no new permit record in 4.6 yr. · 7 units · $1,700,000 declared valuation
In "Applied" for 6.5 yr (since Apr 16, 2020), with no new permit record in 4.5 yr. · 1 unit · $70,000 declared valuation
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)
665 Colby St · 1 unit · $85,000 valuation
Records span May 6, 2024 to Sep 5, 2026 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
216 Ward St · 1 unit · $105,274 valuation
Records span Apr 8, 2026 to Aug 19, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
442 Wilde Ave · 1 unit · $40,000 valuation
Records span Jan 31, 2025 to Jul 21, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
581 Hamilton St · 1 unit · $115,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 Ankeny St · 1 unit · $50,000 valuation
Records span Feb 2, 2026 to May 1, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
4101 San Bruno Ave · 1 unit · $75,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Remodel / interior alteration permit application filed (202603258262)
Current status: issued
recommencement and completion of work under pa#: 201811135654, 202307182428. · Declared valuation: $28,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit application filed (202603258264)
Current status: issued
recommencement and completion of work under pa#: 202104299542 · Declared valuation: $18,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit issued (202603258262)
Recorded status: issued
recommencement and completion of work under pa#: 201811135654, 202307182428. · Declared valuation: $28,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Remodel / interior alteration permit issued (202603258264)
Recorded status: issued
recommencement and completion of work under pa#: 202104299542 · Declared valuation: $18,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
121 Peabody St · 1 unit · $50,000 valuation
Records span Oct 17, 2022 to Feb 2, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
119a Peabody St · 1 unit · $250,000 valuation
Records span Nov 16, 2023 to Feb 2, 2026 (2 permits).
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 "Issued" for 8 yr (first record Nov 13, 2018) with no new permit activity recorded in 4 yr.
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 7.7 yr (first record Jan 31, 2019) with no new permit activity recorded in 4.7 yr. High-impact scale (1 housing unit, $797,403 declared valuation across 1 permit).
Active in "Issued" for 3.7 yr (first record Jan 31, 2023) with no new permit activity recorded in 2.2 yr. High-impact scale (3 housing units, $1,200,000 declared valuation across 2 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 "Applied" for 5.7 yr (first record Feb 17, 2021) with no new permit activity recorded in 4.6 yr. High-impact scale (7 housing units, $1,700,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,586 parcels
+0.0% YoY
City baseline: 90.9 / 1k
86 in trailing 24m
Includes 8 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 ($9,850/yr) + local voter-approved bond debt ($1,773/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$40,385/yr
Cash needed: $216,700
NOI: $19,384/yr
P&I: $4,981/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 | −$3,779/mo | -20.9% | $8,587/mo | −$3,730/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$3,365/mo | -18.6% | $7,948/mo | −$3,113/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 | −$3,128/mo | -17.3% | $7,763/mo | −$2,684/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 ↗
Issued1 unitsNov 13, 2018 – Nov 2, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
recommencement and completion of work under pa#: 202104299542
recommencement and completion of work under pa#: 201811135654, 202307182428.
revision to approved pa# 201811135654. relocate kitchen to family room. add new window.
legalization of dwelling unit @ 1st flr per ord# 43-14 & planning code section 207.3. (n) adu included kitchen, bedrooms & baths.
reference complaint # 202174786; remodel kitchen cabinet,replace rotten cabinets.
raise(e)building about 4'-0" and relocate to the front lot line, rear & side horizontal addition, 3rd flr vertical addition, relocate front entry & interior remodel, 1 level wood deck & stairs. modify (e) unit at ground flr.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 28, 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 | —(201811135654) | ADU · Renter | — | 1 (Nov 2, 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 28, 2026
407 WILDE AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 28, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 6191/048. Assessed value is not market value.
Search by block/lot 6191/048 (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.