San Francisco · Visitacion Valley · Block/lot 6238/015 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 5 permitted, 7 proposed or in review.
13 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.
409 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.
$983,000
Benchmark range: $836,000 – $1,130,000
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.
In "Applied" for 4 yr (since Oct 26, 2022), with no new permit record in 4 yr. · 1 unit · $400,000 declared valuation
In "Applied" for 5.9 yr (since Dec 1, 2020), with no new permit record in 5.9 yr. · 1 unit · $450,000 declared valuation
In "Applied" for 5.6 yr (since Mar 23, 2021), with no new permit record in 5.6 yr. · 2 units · $954,771 declared valuation
Permit issued and active for 10.4 yr (first record May 25, 2016), with no completion or new permit record in 5.2 yr. · 1 unit · $650,000 declared valuation
Permit issued and active for 10.4 yr (first record May 25, 2016), with no completion or new permit record in 5.2 yr. · 1 unit · $650,000 declared valuation
Permit issued and active for 9 yr (first record Oct 27, 2017), with no completion or new permit record in 5.2 yr. · 4 units · $1,775,000 declared valuation
Nearby remodel / interior alteration (112 Peabody St): Status changed from issued to complete
Record 202610149409 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (250 Arleta Av): First appeared in published agency feed
Record 202610149435 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (251 Peabody St): Status changed from issued to complete
Record 202510308588 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff 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)
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)
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)
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)
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
3 units
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
225a Wheeler Ave · 1 unit · $175,000 valuation
Records span Jul 16, 2025 to Oct 8, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
187a Tioga Ave · 1 unit · $73,750 valuation
Records span Mar 28, 2019 to Apr 29, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
149a Arleta Ave · 1 unit · $419 valuation
Records span May 27, 2022 to Apr 1, 2025 (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 "Applied" for 4 yr (first record Oct 26, 2022) with no new permit activity recorded in 4 yr.
Active in "Issued" for 9 yr (first record Oct 27, 2017) with no new permit activity recorded in 5.2 yr. High-impact scale (4 housing units, $1,775,000 declared valuation across 2 permits).
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).
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 "Issued" for 7.7 yr (first record Jan 31, 2019) with no new permit activity recorded in 4.8 yr. High-impact scale (1 housing unit, $797,403 declared valuation across 1 permit).
Active in "Issued" for 7.1 yr (first record Sep 23, 2019) with no new permit activity recorded in 3.4 yr. High-impact scale (1 housing unit, $900,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 3,586 parcels
+2.4% YoY
City baseline: 91.1 / 1k
85 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 ↗
Applied1 unitsOct 26, 2022 – Oct 26, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to erect an adu building. 3-story, 1-unit, type vb.
reconfigure existing building rooms layout at ground floor. shared plans with pa# 202210265244.
repave & relevel of front yard space. all work is less than 30in above grade.
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
162 RAYMOND 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 6238/015. Assessed value is not market value.
Search by block/lot 6238/015 (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.