San Francisco · Noe Valley · Block/lot 6618/013 · San Francisco
Since October 2024 within ½ mile: 152 homes completed, 66 permitted, 90 proposed or in review (250 of them deed-restricted affordable).
55 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.
1,540 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.
$2,361,000
Benchmark range: $2,172,000 – $2,550,000
$2,088,235
Recorded Sep 12, 2024 · Roll $2,130,000 (2025)
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-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.
Permit issued and active for 5.2 yr (first record Aug 18, 2021), with no completion or new permit record in 2.3 yr. · 1 unit · $2,312,529 declared valuation
Permit issued and active for 4 yr (first record Oct 18, 2022), with no completion or new permit record in 2.2 yr. · 1 unit · $150,000 declared valuation
Permit issued and active for 4.2 yr (first record Aug 9, 2022), with no completion or new permit record in 2 yr. · 2 units · $1,710,000 declared valuation
Permit issued and active for 6.7 yr (first record Jan 31, 2020), with no completion or new permit record in 2 yr. · 1 unit · $878,907 declared valuation
Permit issued and active for 6.8 yr (first record Dec 31, 2019), with no completion or new permit record in 23 mo. · 1 unit · $500,000 declared valuation
In "Entitled" for 22 mo (since Jan 2, 2025), with no new permit record in 22 mo. · 1 unit
Nearby commercial tenant improvement (3470 Mission St): Reappeared in published agency feed
Record 202311201165 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby commercial tenant improvement (3470 Mission St): Applied date changed from 2023-11-20 to 2026-10-27
Record 202311201165 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (108 Cortland Av): First appeared in published agency feed
Record 202606243813 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (119 27th St): Status changed from issued to complete
Record 202609218422 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3475 26th St): Declared valuation changed from 0 to 1
Record 202610199602 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3475 26th St): Description text was updated
Record 202610199602 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (102 Santa Marina St): Status changed from filed to issued
Record 202610209685 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (102 Santa Marina St): Issued date changed from (blank) to 2026-10-28
Record 202610209685 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (102 Santa Marina St): Declared valuation changed from 0 to 2000
Record 202610209685 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (212 Elsie St): First appeared in published agency feed
Record 202610279951 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (148 Duncan St): First appeared in published agency feed
Record 202610280006 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (217 Randall St): First appeared in published agency feed
Record 202610280031 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (1596 Guerrero St): First appeared in published agency feed
Record 202610280037 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202610280046 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby general repair (69 Coleridge St): First appeared in published agency feed
Record 202610289999 · 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 "Issued" for 20 mo (first record Feb 27, 2025) with no new permit activity recorded in 15 mo. High-impact scale (1 housing unit, $1,703,455 declared valuation across 3 permits).
Active in "Issued" for 3 yr (first record Oct 25, 2023) with no new permit activity recorded in 19 mo. High-impact scale (35 housing units, 35 deed-restricted affordable, $17,000,000 declared valuation across 8 permits).
Active in "Entitled" for 18 mo (first record Apr 16, 2025) with no new permit activity recorded in 18 mo. High-impact scale (70 housing units, 70 deed-restricted affordable across 0 permits).
Active in "Issued" for 4.4 yr (first record Jun 21, 2022) with no new permit activity recorded in 21 mo. New permit record (202610280046) appeared in snapshot Oct 29, 2026.
Active in "Issued" for 3.9 yr (first record Nov 28, 2022) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $1,521,634 declared valuation across 2 permits).
Active in "Issued" for 3.6 yr (first record Mar 16, 2023) with no new permit activity recorded in 20 mo. High-impact scale (1 housing unit, $985,000 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 ($23,600/yr) + local voter-approved bond debt ($4,248/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$140,043/yr
Cash needed: $519,200
NOI: $3,159/yr
P&I: $11,933/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 | −$12,084/mo | -27.9% | $20,180/mo | −$12,147/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$11,670/mo | -27.0% | $18,678/mo | −$11,529/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 | −$11,433/mo | -26.4% | $18,244/mo | −$11,100/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 unitsFeb 27, 2025 – Jul 30, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
excavate west side of property breezeway and access to rear yard and ground floor spaces. revision to 202503071835.
rev 202503071835: remove hatch to roof -create open exterior stair for roof hatch access.adjust roof deck footprint.adjust building footprint on w/s to align with adjacent lightwell (no increase to areas). adjust unit layouts.adjust side and rear facing wdws. expand elevator to be common and 3 lvls.
addressing permit: create the address 224 a 29th st
renovation/expansion & dwelling unit addition to (e) single family. create 3-story residence via horizontal & vertical addition for 2 apartments & attached garage for 2 car parking.
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 |
|---|---|---|---|---|---|---|
| 2025 | 224 29TH ST(2024-010432PRJ) | 2 to 4 · Owner | 1 (Feb 27, 2025) | — | — | — |
| 2025 | —(202503071835) | 2 to 4 · Renter | — | 1 (Jul 30, 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 29, 2026
224 29TH ST; 224A 29TH 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 6618/013. Assessed value is not market value.
Search by block/lot 6618/013 (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.