San Francisco · Visitacion Valley · Block/lot 6306/038 · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 3 permitted, 7 proposed or in review.
11 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.
336 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.
$1,460,000
Benchmark range: $1,241,000 – $1,679,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 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 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 2.9 yr (first record Nov 16, 2023), with no completion or new permit record in 9 mo. · 1 unit · $250,000 declared valuation
In "Applied" for 6.9 yr (since Dec 18, 2019), with no new permit record in 6.9 yr. · 146 units · $45,500,000 declared valuation
In "Applied" for 6.9 yr (since Dec 18, 2019), with no new permit record in 6.9 yr. · 152 units · $62,500,000 declared valuation
In "Applied" for 6.9 yr (since Dec 18, 2019), with no new permit record in 6.9 yr. · 258 units · $100,000,000 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
Permit issued and active for 5.5 yr (first record May 11, 2021), with no completion or new permit record in 5 yr. · 1 unit · $45,000 declared valuation
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)
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)
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)
Accessory dwelling unit (new or conversion) permit application filed (M1237847)
Current status: issued
add address 119a peabody st for adu pa # 202311160979
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Demolition permit issued (202311160978)
Recorded status: issued
demolish a one-story, type 5, rear detached unpermitted building. to comply with nov# 202296311. · Declared valuation: $20,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (202311160979)
Recorded status: issued
erect a two story, type 5b, rear detached adu building. · Declared valuation: $250,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (M1237847)
Recorded status: issued
add address 119a peabody st for adu pa # 202311160979 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
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)
Remodel / interior alteration permit application filed (202411074631)
Current status: filed
(front building) - comply w/ notice of complaint #2023-001637 enf to legalize as-built condition at 1/f. enlarge unit #119 by reducing size of garage. relocate kitchen per plan @ front building. · Declared valuation: $52,358
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
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)
Planning entitlement approved for 1 housing unit (121 PEABODY ST)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
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 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (152 housing units, $62,500,000 declared valuation across 1 permit).
Active in "Applied" for 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (258 housing units, $100,000,000 declared valuation across 1 permit).
Active in "Applied" for 6.9 yr (first record Dec 18, 2019) with no new permit activity recorded in 6.9 yr. High-impact scale (146 housing units, $45,500,000 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 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 "Issued" for 2.9 yr (first record Nov 16, 2023) with no new permit activity recorded in 9 mo.
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 ($14,600/yr) + local voter-approved bond debt ($2,628/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$74,812/yr
Cash needed: $321,200
NOI: $13,779/yr
P&I: $7,383/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 | −$6,648/mo | -24.8% | $12,592/mo | −$6,638/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,234/mo | -23.3% | $11,655/mo | −$6,020/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 | −$5,997/mo | -22.4% | $11,384/mo | −$5,591/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 16, 2023 – Feb 2, 2026
Expired / withdrawn1 unitsOct 17, 2022 – Feb 2, 2026
Finaled / completed1 unitsApr 24, 2018 – Jun 10, 2019
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
add address 119a peabody st for adu pa # 202311160979
erect a two story, type 5b, rear detached adu building.
demolish a one-story, type 5, rear detached unpermitted building. to comply with nov# 202296311.
(front building) - comply w/ notice of complaint #2023-001637 enf to legalize as-built condition at 1/f. enlarge unit #119 by reducing size of garage. relocate kitchen per plan @ front building.
legalize one-story detached adu include one kitchen, one bedroom, one full bathroom and laundry room.
legalize unit (unit b)on 1st fl with two beds,foyer, kitchen, dining & living per plan. per ordinance 43-14
street space
inkind repair of existing stucco siding on visible side elevation; inkind repair/replacement of wood siding (using real wood boards) on portions of front elevation that currently have existing wood siding; no other work.
street space permit
two bathrooms remodel. install new floors thru out. no rough framing and change of layout.
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 |
|---|---|---|---|---|---|---|
| 2025 | 121 PEABODY ST(2023-011593PRJ) | ADU · Renter | 1 (Mar 27, 2025) | — | — | — |
| 2019 | —(201804247217) | 2 to 4 · Renter | — | — | 1 (Jun 10, 2019) | — |
| 2018 | —(201804247217) | 2 to 4 · Renter | — | 1 (Oct 1, 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 28, 2026
119A PEABODY ST; 119 PEABODY ST; 121 PEABODY ST
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 6306/038. Assessed value is not market value.
Search by block/lot 6306/038 (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.