34 Fountain St

San Francisco · Noe Valley · Block/lot 6501/005 · San Francisco

Property brief (PDF)Timeline ↓Calculator ↓Official records ↓

What's changing nearby

Since October 2024 within ½ mile: 15 homes completed, 18 permitted, 16 proposed or in review.

30 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.

1,117 permits within ½ mile since October 2024

New construction4 · 12 units
Adds housing (ADU)23 · 33 units
Demolition4
Additions & renovations378
Building systems556
Repairs36
Other116

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.

Explore projects on the map →Explore sales & prices →

Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 2026

Estimated price, listing status & sales records

Benchmark valuation & transaction history

Estimated PriceArea benchmark

$2,254,000

Benchmark range: $1,916,000 – $2,592,000

Listing StatusOff Market

Not currently listed for sale

Compare nearby sales & prices on map →

Last Sold & Tax Roll

No deed price in open GIS feed

Verify on Property Information Map

How this estimated price is calculated (Area ZHVI + ACS + Permit Benchmark)

Model monthly ownership cost ↓

1. Area home value baseline: Noe Valley Census ACS 5-year median home value ($2,000,000); $2,000,000
2. Parcel & lot adjustment (1.00×): Standard residential parcel (1.00× area baseline); +$0
3. Documented permitted improvements: +$254,000 from documented permits (1 ADU, 1 remodel); +$254,000

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.

What could be built here

A screen, not a determination

ADU or junior ADU

Likely eligible

Zoned RH-2 (two-family residential): state law allows ADUs where homes are allowed.

What we couldn't check (4)

Setbacks, height and size limits in the local ADU ordinance
Utility and sewer capacity, fire access
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: two homes on the lot

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

What we couldn't check (6)

Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Rent-controlled or deed-restricted affordable housing on the lot
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Local SB 9 standards (size, setbacks, parking)
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

SB 9: split into two lots

Unlikely

Zoned RH-2 (two-family residential), not a single-family residential zone.

What we couldn't check (6)

Owner-occupancy: the applicant must sign an affidavit to live in one of the homes for 3 years
Whether the lot was created by an earlier SB 9 split, or the owner split an adjacent lot
Whether a tenant lived there in the last 3 years, or the building was withdrawn from rent under the Ellis Act
Wetlands, habitat, farmland, hazardous waste sites and conservation easements
Historic district or landmark status: we have no historic layer for this area yet.
Locally adopted fire hazard maps, which can be broader than the State's.

Mapped hazards on this lot

Fire hazard severity zone: Not in a State-mapped zone
FEMA flood zone: Zone X: minimal flood hazardFIRM panel 0602980114A, effective March 23, 2021. Official flood map
Earthquake fault zone: Not in an Alquist-Priolo Earthquake Fault Zone

Built nearby: within ¼ mile since October 2023

New duplex / half-plex2
New multifamily / condos / mixed-use1
Accessory dwelling unit (new or conversion)9

See them on the map →

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-2 as two-family residential, checked against the zone description on Oct 24, 2026

Property & area intelligence timeline

80 events · 34 slow/stalled projects

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.

Slow-moving or stalled projects (34)

Active projects spending 12+ months pre-issuance, 24+ months under construction, or 6+ months without new records

StalledAccessory dwelling unit at 34 Fountain StIssued
On this parcel
Permit issued and active for 3.3 yr (first record Jul 24, 2023), with no completion or new permit record in 13 mo. · 1 unit · $1,306,085 declared valuation
StalledAccessory dwelling unit at 642 Alvarado StIssued
0.45 mi NE
Permit issued and active for 5.8 yr (first record Jan 11, 2021), with no completion or new permit record in 4.3 yr. · 9 units · $600,000 declared valuation
StalledAccessory dwelling unit at 787 27th StApplied
0.37 mi SE
In "Applied" for 4.2 yr (since Aug 30, 2022), with no new permit record in 4.2 yr. · 1 unit · $500,000 declared valuation
Stalled2 new homes at 20 Fountain StApplied
70 ft NE
In "Applied" for 8.9 yr (since Dec 8, 2017), with no new permit record in 4 yr. · 2 units · $950,000 declared valuation
StalledAccessory dwelling unit at 5285 Diamond Heights BlApplied
0.47 mi SE
In "Applied" for 3.8 yr (since Dec 22, 2022), with no new permit record in 3.8 yr. · 8 units · $1,158,845 declared valuation
StalledAccessory dwelling unit at 5235 Diamond Heights BlApplied
0.43 mi SE
In "Applied" for 3.8 yr (since Dec 22, 2022), with no new permit record in 3.8 yr. · 7 units · $1,086,803 declared valuation

202615 events

Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.41 mi E
Nearby commercial tenant improvement (4109 24th St): Status changed from issued to complete
Record 202605131212 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.36 mi E
Nearby plan revision / deferred submittal (674 Elizabeth St): Status changed from filed to issued
Record 202610199582 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.36 mi E
Nearby plan revision / deferred submittal (674 Elizabeth St): Issued date changed from (blank) to 2026-10-27
Record 202610199582 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.19 mi N
Nearby solar / battery storage (108 Hoffman Av): First appeared in published agency feed
Record S20261027778 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.46 mi E
Nearby plan revision / deferred submittal (4211 26th St): First appeared in published agency feed
Record 202610279936 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.39 mi SE
Nearby remodel / interior alteration (767 27th St): First appeared in published agency feed
Record 202610280022 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 28, 2026 – Oct 29, 2026Snapshot windowNearby snapshot change
0.47 mi S
Nearby plan revision / deferred submittal (5238 Diamond Heights Bl): First appeared in published agency feed
Record 202610280035 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 26, 2026 – Oct 27, 2026Snapshot windowNearby snapshot change
440 ft SE
Nearby accessory dwelling unit (new or conversion) (Accessory dwelling unit at 498 Hoffman Ave): Description text was updated
Record 202603177712 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.39 mi SE
Nearby demolition (New duplex at 847 Duncan St): Status changed from filed to withdrawn
Record 202212208811 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.31 mi E
Nearby plumbing / water heater / sewer (514 Clipper St): Status changed from issued to cancelled
Record 202604038889 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.32 mi N
Nearby remodel / interior alteration (3687 Market St): Status changed from issued to complete
Record 202610209671 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.42 mi SE
Nearby remodel / interior alteration (4287 Cesar Chavez St): First appeared in published agency feed
Record 202610229770 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.32 mi SE
Nearby remodel / interior alteration (4370 Cesar Chavez St): First appeared in published agency feed
Record 202610229796 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.17 mi N
Nearby remodel / interior alteration (122 Hoffman Av): First appeared in published agency feed
Record 202610239812 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Oct 23, 2026 – Oct 24, 2026Snapshot windowNearby snapshot change
0.19 mi N
Nearby repair tied to a housing/code case (3851 Market St): First appeared in published agency feed
Record 202610239827 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile

Showing 15 of 80 timeline events

Recorded sales & deed transfers: California county recorders do not publish open bulk deed-transfer feeds without owner-PII restrictions, so individual sale deeds are not redistributed here. For official assessment roll and recorded transfer history in San Francisco, inspect Property Information Map ↗.

Development graph & closer investigation

6 investigation leads

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 →

Developments deserving closer investigation (6)

On this parcel & within ½ mile

Accessory dwelling unit at 34 Fountain StIssuedNo new record in 13 mo$1,306,085
On this parcel
Active in "Issued" for 3.3 yr (first record Jul 24, 2023) with no new permit activity recorded in 13 mo. High-impact scale (1 housing unit, $1,306,085 declared valuation across 1 permit).
2 new homes at 20 Fountain StAppliedNo new record in 4 yr$950,000
70 ft NE
Active in "Applied" for 8.9 yr (first record Dec 8, 2017) with no new permit activity recorded in 4 yr. High-impact scale (2 housing units, $950,000 declared valuation across 4 permits).
Accessory dwelling unit at 4365 23rd StIssuedNo new record in 14 mo$985,714
0.17 mi NE
Active in "Issued" for 2 yr (first record Oct 15, 2024) with no new permit activity recorded in 14 mo. High-impact scale (1 housing unit, $985,714 declared valuation across 2 permits).
Accessory dwelling unit at 660 Clipper StIssuedNo new record in 3.2 yr9 units
0.18 mi SE
Active in "Issued" for 9.8 yr (first record Dec 22, 2016) with no new permit activity recorded in 3.2 yr. High-impact scale (9 housing units, $1,150,000 declared valuation across 3 permits).
3 new homes at 892v Corbett AveIssuedNo new record in 2.6 yr$2,100,000
0.22 mi NW
Active in "Issued" for 5.5 yr (first record May 6, 2021) with no new permit activity recorded in 2.6 yr. High-impact scale (3 housing units, $2,100,000 declared valuation across 1 permit).
2 new homes at 49 Hopkins AveEntitledNo new record in 14 mo$1,000,000
0.23 mi NW
Active in "Entitled" for 8.9 yr (first record Dec 7, 2017) with no new permit activity recorded in 14 mo. High-impact scale (2 housing units, $1,000,000 declared valuation across 3 permits).

Neighborhood renovation & housing momentum: Noe Valley

Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,770 parcels

Rank #23 of 37 neighborhoods in acceleration

Last 12m vs prior 12m: 327 vs 290 permits
24m rate per 1,000 parcels: 106.9
5-year substantial permits: 1,456
Housing additions (24m): 40 units

Ownership & rental scenario calculator

Prop 13 tax estimate & area benchmarks

Area rent & home-value benchmarks (kept separate from your assumptions)

Click any benchmark to pre-fill the calculator

HUD Metro Fair Market Rent · San Francisco, CA HUD Metro FMR Area

HUD FY 2026 · 40th-percentile gross rent

Census ACS 5-year median gross rent (all bedroom counts combined):

Noe Valley$3,308±$126

Area home-value benchmarks (not an appraisal)

ZIP & neighborhood medians

ACS Median Home Value · Noe ValleyCensus ACS 2020–2024 owner-occupied self-reported median

$2,000,000+

1. Purchase, financing & Prop 13 tax reassessment

Purchase price ($)Down payment (%)$451,000Interest rate (%)Loan termClosing costs (%)$45,100

Prop 13 post-purchase property tax estimate

$2,255/mo ($27,059/yr · 1.20%)

Under 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 ($22,550/yr) + local voter-approved bond debt ($4,059/yr) + fixed direct levies/Mello-Roos ($450/yr).

Voter bond rate (%)$4,059/yrDirect levies / Mello-Roos ($/yr)Check Property Information Map ↗

2. Your rent & operating assumptions

Monthly gross rent ($)Your assumptionVacancy allowance (%)−$180/moManagement (%)$274/moMaintenance (%)$180/moCapEx reserve (%)$180/moInsurance ($/mo)$1,980/yrHOA dues ($/mo)Owner utilities ($/mo)

Insurance & hazard context:

This lot is outside mapped CAL FIRE Fire Hazard Severity Zones and FEMA Special Flood Hazard Areas. California insurance costs still vary widely by roof age, electrical panel, and carrier underwriting; obtain a property-specific quote rather than relying on rules of thumb.

3. Scenario results (based on your assumptions)

Net monthly cash flow: −$11,036
Cash-on-cash return: -26.7%
Cap rate (Year 1 NOI): 0.20%
DSCR (NOI / debt): 0.03x
Break-even gross rent: $17,858/mo
Break-even vacancy: 0% (negative at full occ.)

Monthly cash-flow breakdown (Effective gross $3,420 − Operating $3,054 − Debt $11,403)

Gross scheduled rent$3,600

Vacancy allowance (5%)−$180

Effective gross income$3,420

Prop 13 property tax (1.20%)−$2,255

Property insurance−$165

Management (8%), maintenance (5%) & CapEx (5%)−$634

Net Operating Income (NOI)+$366

Mortgage principal & interest (1,804,000 loan)−$11,403

Net monthly cash flow−$11,036

4. Sensitivity & rent-stabilization ceiling (San Francisco)

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	−$11,450/mo	-27.7%	$19,294/mo	−$11,504/mo
Base (your inputs)	Your entered assumptions, 3.0%/yr rent growth	$3,600/mo	−$11,036/mo	-26.7%	$17,858/mo	−$10,886/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	−$10,799/mo	-26.1%	$17,444/mo	−$10,458/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 ↗

Common statutory exemption signals under AB 1482

Housing issued a certificate of occupancy within the last 15 years (rolling exemption under AB 1482).
Separately alienable single-family homes or condominiums not owned by a corporation, REIT, or LLC with a corporate member (when required statutory notice is in the lease).
Owner-occupied duplexes where the owner occupied one unit from the start of the tenancy.

Development projects on this parcel

Accessory dwelling unit at 34 Fountain St
Issued1 unitsJul 24, 2023 – Oct 9, 2025

We group related permits and State housing reports into projects. That grouping is our inference, not an official record.

Permit history on this parcel

2 records

Accessory dwelling unit (new or conversion)202307242819
remodel and vertical and horizontal addition to single family home 61 cu yrds of extimated soil to be removed and relocated on site. conversion of level 1 living space to adu
remodel and vertical and horizontal addition to single family home 61 cu yrds of extimated soil to be removed and relocated on site. conversion of level 1 living space to adu
Applied
Jul 24, 2023
Issued
Oct 9, 2025
Recorded status
issued as of Oct 9, 2025
Declared valuation
$1,306,085
Remodel / interior alteration202109218887
basic kitchen and bath remodel
basic kitchen and bath remodel
Applied
Sep 21, 2021
Issued
Sep 21, 2021
Recorded status
issued as of Sep 21, 2021
Declared valuation
$10,000

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.

Housing activity reported to the State

Report year	Project / record	Type	Entitled	Permitted	Completed	Deed-restricted
2024	34 Fountain Street(2023-007017PRJ)	ADU · Renter	1 (Oct 10, 2024)	—	—	—

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.

Zoning & planning

Zoning: RH-2: RESIDENTIAL- HOUSE, TWO FAMILY code

Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026

Parcel facts

Lot size: —
Parcel type: Lot
Addresses on parcel: 2

Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026

Official records

Property Information Map
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Assessor-Recorder
Look up block/lot 6501/005. Assessed value is not market value.
Property tax payment
Search by block/lot 6501/005 (SF Treasurer & Tax Collector)
DBI permit tracking
Search building permits, complaints, and inspections by address or block/lot
FEMA Flood Map Service Center
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.

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

−$11,450/mo

-27.7%

$19,294/mo

−$11,504/mo

Base (your inputs)

Your entered assumptions, 3.0%/yr rent growth

$3,600/mo

−$11,036/mo

-26.7%

$17,858/mo

−$10,886/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

−$10,799/mo

-26.1%

$17,444/mo

−$10,458/mo

Report year

Project / record

Type

Entitled

Permitted

Completed

Deed-restricted

2024

34 Fountain Street(2023-007017PRJ)

ADU · Renter

1 (Oct 10, 2024)

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