San Francisco · Noe Valley · Block/lot 6501/061 · San Francisco
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.
1,120 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.
$2,000,000
Benchmark range: $1,700,000 – $2,300,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 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 30, 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
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 8.9 yr (since Dec 8, 2017), with no new permit record in 4 yr. · 2 units · $950,000 declared valuation
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
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
In "Applied" for 3.9 yr (since Dec 22, 2022), with no new permit record in 3.9 yr. · 8 units · $1,158,845 declared valuation
In "Applied" for 3.9 yr (since Dec 22, 2022), with no new permit record in 3.9 yr. · 7 units · $1,086,803 declared valuation
In "Applied" for 3.8 yr (since Dec 30, 2022), with no new permit record in 3.8 yr. · 1 unit · $950,000 declared valuation
Nearby remodel / interior alteration (433 Hoffman Av): Status changed from issued to complete
Record 202609148056 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (5238 Diamond Heights Bl): Declared valuation changed from 0 to 1
Record 202610280035 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (456 Diamond St): First appeared in published agency feed
Record 202610290122 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
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
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
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
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
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
Record 202603177712 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202212208811 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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
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
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 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).
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).
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).
Active in "Issued" for 9.9 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).
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).
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,770 parcels
+12.8% YoY
City baseline: 91.1 / 1k
617 in trailing 24m
Includes 30 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 ($20,000/yr) + local voter-approved bond debt ($3,600/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$113,950/yr
Cash needed: $440,000
NOI: $7,407/yr
P&I: $10,113/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 | −$9,910/mo | -27.0% | $17,144/mo | −$9,943/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$9,496/mo | -25.9% | $15,869/mo | −$9,325/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 | −$9,258/mo | -25.3% | $15,500/mo | −$8,897/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 ↗
Applied2 unitsDec 8, 2017 – Nov 3, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
remodel (e) in conjunction w/ pa 201712085886 & 201712085881 including all (n) foundations, plumbing, electrical, mech, windows, etc. (n) adu at ground flr.
to demolish 2 stories, single family resident building.
to erect 4 stories, 1 basement, type v-a, 2 units residential building.
to erect 4 stories, 1 basement, type v-a. 2 units residential building.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 | 20-28 FOUNTAIN STREET(2018-002524PRJ) | ADU · Renter | 5 (Nov 3, 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 30, 2026
20 FOUNTAIN ST; 22 FOUNTAIN ST; 24 FOUNTAIN ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 6501/061. Assessed value is not market value.
Search by block/lot 6501/061 (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.