San Francisco · Visitacion Valley · Block/lot 6374/006 · San Francisco
Since October 2024 within ½ mile: 89 homes completed, 97 permitted (257 of them deed-restricted affordable); 2 demolitions; 1 commercial or mixed-use project.
6 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.
199 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: · 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.
In "Applied" for 5.5 yr (since Apr 29, 2021), with no new permit record in 5.5 yr. · 1 unit · $50,000 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 6.9 yr (first record Nov 22, 2019), with no completion or new permit record in 4.4 yr. · 1 unit · $80,000 declared valuation
In "Applied" for 3.2 yr (since Sep 1, 2023), with no new permit record in 3.2 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 6.6 yr (first record Mar 4, 2020), with no completion or new permit record in 2.7 yr. · 1 unit · $64,000 declared valuation
Permit issued and active for 5.3 yr (first record Jul 12, 2021), with no completion or new permit record in 16 mo. · 95 units · $69,971,776 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
Accessory dwelling unit (new or conversion) permit issued (202404250794)
Recorded status: issued
conversion of the approved rooms down under pa 201412083304 to a state adu · Declared valuation: $35,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Planning entitlement approved for 1 housing unit (632 Sawyer St)
Reported in 2025 Housing Element Annual Progress Report
ADU · Renter
Source: California HCD, Housing Element Annual Progress Report — Table A2 · Geography: parcel
1875 Geneva Ave · 1 unit · $208,974 valuation
Records span Mar 10, 2025 to Jul 24, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1501 Sunnydale Ave · 89 units · 167 affordable · $45,000,000 valuation
Records span Jun 20, 2018 to Jul 16, 2025 (25 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1652 Sunnydale Ave · 95 units · 90 affordable · $69,971,776 valuation
Records span Jul 12, 2021 to Jun 18, 2025 (9 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
700 Velasco Ave · $36,022 valuation
Records span Apr 17, 2025 to Jun 2, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
600 Velasco Ave · $703,552 valuation
Records span Apr 22, 2025 to May 6, 2025 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
107 Hahn St · 1 unit · $262,000 valuation
Records span Jul 6, 2022 to Sep 17, 2024 (1 permit).
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 (202404250794)
Current status: issued
conversion of the approved rooms down under pa 201412083304 to a state adu · Declared valuation: $35,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
47a Rey St · 1 unit · $14,000 valuation
Records span Feb 24, 2017 to Apr 4, 2024 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
309 Sawyer St · 1 unit · $130,000 valuation
Records span Jun 7, 2021 to Mar 20, 2024 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
46 Carrizal St · 1 unit · $64,000 valuation
Records span Mar 4, 2020 to Feb 15, 2024 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
972a Rutland St · 1 unit · $100,000 valuation
Records span Nov 24, 2020 to Oct 26, 2023 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
217 Sawyer St · 1 unit · $70,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
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 unitsApr 25, 2024 – Jun 25, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
conversion of the approved rooms down under pa 201412083304 to a state adu
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 | 632 Sawyer St(2024-010192PRJ) | ADU · Renter | 1 (Sep 7, 2025) | — | — | — |
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
632A SAWYER ST; 632 SAWYER 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 6374/006. Assessed value is not market value.
Search by block/lot 6374/006 (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.