San Francisco · Noe Valley · Block/lot 6605/009 · San Francisco
Since October 2024 within ½ mile: 11 homes completed, 25 permitted, 18 proposed or in review.
37 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.
1,201 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 29, 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 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-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 5.6 yr (since Apr 8, 2021), with no new permit record in 2.7 yr. · 2 units · $1,134,414 declared valuation
Permit issued and active for 5.9 yr (first record Nov 25, 2020), with no completion or new permit record in 3.7 yr. · 2 units · $800,000 declared valuation
In "Applied" for 3.6 yr (since Mar 17, 2023), with no new permit record in 3.6 yr. · 2 units · $500,000 declared valuation
Permit issued and active for 3.3 yr (first record Jul 28, 2023), with no completion or new permit record in 3.3 yr. · 1 unit
Permit issued and active for 9.8 yr (first record Dec 22, 2016), with no completion or new permit record in 3.2 yr. · 9 units · $1,150,000 declared valuation
Permit issued and active for 3.1 yr (first record Sep 26, 2023), with no completion or new permit record in 3.1 yr. · 1 unit
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 remodel / interior alteration (1621 Diamond St): Status changed from filed to issued
Record 202607215319 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1621 Diamond St): Issued date changed from (blank) to 2026-10-27
Record 202607215319 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1621 Diamond St): Description text was updated
Record 202607215319 · 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 (70 Zircon Pl): First appeared in published agency feed
Record 202610280015 · 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
Nearby addition (adds square footage) (4168 26th St): No longer present in latest agency feed
Record 202609238503 · 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
Nearby remodel / interior alteration (565 Duncan St): Status changed from filed to issued
Record 202610199617 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (565 Duncan St): Issued date changed from (blank) to 2026-10-26
Record 202610199617 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (104 Turquoise Wy): First appeared in published agency feed
Record 202610269886 · 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
Record 202505287431 · 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 5.6 yr (first record Apr 8, 2021) with no new permit activity recorded in 2.7 yr. High-impact scale (2 housing units, $1,134,414 declared valuation across 5 permits).
Active in "Issued" for 4.8 yr (first record Jan 19, 2022) with no new permit activity recorded in 2.1 yr. High-impact scale (1 housing unit, $1,397,000 declared valuation across 1 permit).
Active in "Issued" for 5.2 yr (first record Aug 18, 2021) with no new permit activity recorded in 2.3 yr. High-impact scale (1 housing unit, $2,312,529 declared valuation across 1 permit).
Active in "Issued" for 7.4 yr (first record Jun 6, 2019) with no new permit activity recorded in 3 yr. High-impact scale (1 housing unit, $939,000 declared valuation across 3 permits).
Active in "Issued" for 5.9 yr (first record Nov 25, 2020) with no new permit activity recorded in 3.7 yr. High-impact scale (2 housing units, $800,000 declared valuation across 2 permits).
Active in "Issued" for 6.7 yr (first record Jan 31, 2020) with no new permit activity recorded in 2 yr. High-impact scale (1 housing unit, $878,907 declared valuation across 5 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 unitsApr 8, 2021 – Feb 16, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
feb 2026; removal of approx 198 sq dt of vinyl tile flooring from property. the material was transported to and disposed at pwsei facility. asbestos report number j asb #139947. material classified as non friable material and not federally regulated material. see demo permit 202204273072.
to demolish a 2-story, type 5b, single family building per sb-9.
to erect a 3-story, type 5b, two residential unit building per sb-9.
erect new 3-story type v single family residence w/ adu
demolish existing 2-story single family residence
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2024 | 654 28TH ST(2021-005551PRJ) | ADU · Renter | 2 (Feb 16, 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.
Source: San Francisco Planning, Zoning Map – Zoning Districts · Geography: zoning district polygon at parcel point · Retrieved Oct 29, 2026
654 28TH ST; 658 28TH ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 6605/009. Assessed value is not market value.
Search by block/lot 6605/009 (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.