San Francisco · Mission · Block/lot 6525/009 · San Francisco
Since October 2024 within ½ mile: 170 homes completed, 203 permitted, 255 proposed or in review (549 of them deed-restricted affordable).
60 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.
1,265 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: San Francisco Department of Building Inspection, Building Permits · 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-2 as two-family residential, checked against the zone description on Oct 24, 2026
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 ($13,400/yr) + local voter-approved bond debt ($2,412/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$66,114/yr
Cash needed: $294,800
NOI: $15,195/yr
P&I: $6,776/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 | −$5,923/mo | -24.1% | $11,580/mo | −$5,903/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,510/mo | -22.4% | $10,718/mo | −$5,286/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 | −$5,272/mo | -21.5% | $10,469/mo | −$4,857/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 ↗
Finaled / completed2 unitsJul 19, 2018 – Jun 16, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
to obtain final inspection for work approved under pa#201807194959. all work is complete.
revise approved adu pa# 201910083942. revise adus# 1 & @ adn add adu# 3. addition of adu pursuant to planning code section 207.1.
unit #8: replace kitchen cabinets with new. replace kitchen flooring with lvp flooring. no structural work, no wall modifications, no change in fixture location.
addressing permit only: add two addresses. 69a & 69b horace st for new adus located at the rear. ref pa #2021-0223-5180. existing address are 69 horace (rear bldg) and 2952-2960 folsom st (front bldg). link to parcel 6525/009.
install 40 sprinklers thru out new adus per nfpa 13 & underground per nfpa 24. ref to 202508112723 & 202102235180. voluntary nfpa 13 installation at the owners request. nfpa 13d required per arch reference.
unit 5: kitchen and bathroom remodel like for like, no walls removed or being moved.
unit #6: remodel kitchen and bathroom in kind. no removal of walls
rear bldg - revise pa 202102235180. interior reconfiguration to adu. reconfigure windows, doors and skylights. add 1 window
rear bldg - revise pa 201807194959. interior reconfiguration to legalized unit. reconfigure windows and skylights
rear bldg - 1. legalization of the unauthorized unit at 69 horace alley is under a separate permit. 2. install 2 new accessory dwelling units at 69 horace alley. 3. install fire sprinklers throughout subject property in accordance with information sheet fs-05. 4. there is no space for street trees.
install adu unit #1 & unit #2 with in the existing building envelope per adu ord 162-16. comply with sf soft story program pa 201909303079.
legalize unauthorized unit per ordiance 43-14 unit legalization (rear bldg)
soft story seismic upgrade. ord 66-13 file 1356119
convert storage areas into two new residential units
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 |
|---|---|---|---|---|---|---|
| 2023 | —(201807194959) | ADU · Renter | — | 1 (Mar 27, 2023) | — | — |
| 2023 | —(201910083942) | ADU · Renter | — | 2 (May 30, 2023) | — | — |
| 2023 | —(202102235180) | ADU · Renter | — | 2 (Aug 2, 2023) | — | — |
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
2952 FOLSOM ST; 2954 FOLSOM ST; 2956 FOLSOM 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 6525/009. Assessed value is not market value.
Search by block/lot 6525/009 (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.
comply with san francisco wood frame seismic retrofit program (soft story), sfbc chapter 34b, per 2012 iebc appendix a-4.