San Francisco · West of Twin Peaks · Block/lot 6771/028 · San Francisco
Since October 2024 within ½ mile: 3 homes completed, 10 permitted, 6 proposed or in review.
19 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.
858 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
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 5.9 yr (since Nov 17, 2020), with no new permit record in 5.9 yr. · 1 unit · $5,000 declared valuation
Permit issued and active for 7.8 yr (first record Jan 22, 2019), with no completion or new permit record in 6.6 yr. · 1 unit · $80,000 declared valuation
Permit issued and active for 7 yr (first record Oct 11, 2019), with no completion or new permit record in 5.8 yr. · 1 unit · $130,000 declared valuation
Permit issued and active for 7 yr (first record Nov 4, 2019), with no completion or new permit record in 5.6 yr. · 1 unit · $50,000 declared valuation
Permit issued and active for 10.3 yr (first record Jul 12, 2016), with no completion or new permit record in 5.1 yr. · 1 unit · $800,000 declared valuation
Permit issued and active for 8.3 yr (first record Jul 6, 2018), with no completion or new permit record in 5.1 yr. · 1 unit · $450,000 declared valuation
Nearby plumbing / water heater / sewer (149 Chilton Av): Status changed from issued to complete
Record 202608035992 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby hvac / heat pump (327 Staples Av): Description text was updated
Record 202603308539 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (391 Joost Av): First appeared in published agency feed
Record 202604239950 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (589 Congo St): Status changed from issued to complete
Record 202607225379 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (650 Joost Av): Status changed from filed to issued
Record 202609118042 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (650 Joost Av): Issued date changed from (blank) to 2026-10-23
Record 202609118042 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
143 Chilton Ave · 1 unit · $111,587 valuation
Records span Sep 9, 2025 to Oct 14, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
135 Hearst Ave · 1 unit · $240,000 valuation
Records span Sep 8, 2022 to Sep 18, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
319a Flood Ave · 1 unit · $190,000 valuation
Records span Sep 20, 2023 to Aug 19, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
319 Flood Ave · 1 unit · $10,000 valuation
Records span Sep 20, 2023 to Aug 19, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
81 Delano Ave · 1 unit · $90,864 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
137 Chilton Ave · 1 unit · $225,000 valuation
Records span Dec 2, 2025 to Jul 9, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
884 Foerster St · 1 unit · $240,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
131 Edna St · 1 unit · $141,302 valuation
Records span Dec 2, 2025 to Jun 29, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
479a Mangels Ave · 1 unit · $153,000 valuation
Records span Apr 4, 2024 to May 27, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project 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 5.9 yr (first record Nov 17, 2020) with no new permit activity recorded in 5.9 yr.
Active in "Issued" for 10.3 yr (first record Jul 12, 2016) with no new permit activity recorded in 5.1 yr. High-impact scale (1 housing unit, $800,000 declared valuation across 4 permits).
Active in "Issued" for 4.8 yr (first record Jan 20, 2022) with no new permit activity recorded in 4.8 yr. High-impact scale (4 housing units across 0 permits).
Active in "Issued" for 9.9 yr (first record Dec 2, 2016) with no new permit activity recorded in 4.2 yr. High-impact scale (1 housing unit, $1,093,349 declared valuation across 2 permits).
Active in "Applied" for 4.4 yr (first record Jun 8, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (1 housing unit, $977,000 declared valuation across 1 permit).
Active in "Issued" for 21 mo (first record Feb 3, 2025) with no new permit activity recorded in 21 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 13,217 parcels
+15.6% YoY
City baseline: 90.9 / 1k
845 in trailing 24m
Includes 28 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 ($18,050/yr) + local voter-approved bond debt ($3,249/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$99,817/yr
Cash needed: $397,100
NOI: $9,708/yr
P&I: $9,127/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 | −$8,732/mo | -26.4% | $15,500/mo | −$8,750/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,318/mo | -25.1% | $14,347/mo | −$8,132/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 | −$8,081/mo | -24.4% | $14,014/mo | −$7,703/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 ↗
Applied1 unitsNov 17, 2020 – Nov 17, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
re-roofing overlay with bitumene application only
as built change lot: remove the aes radio and it corresponding monitor module as well as correcting the device models to match their details on site. ref 202207138352.
upgrade (e) fire alarm system to comply with sffc ss1103.7.6.1
remodel kitchen and 1 bath in kind. walls and opening stay the same.
1. a.d.u. on basement floor per ordinance 162-62 include - add one bedroom, one kitchen, living room and one 3-fixture full bathroom. 2. remove non-bearing wall at unit#1 at mezzanine floor.
repair roof for water leakage less than 50 % at front of building.
repair balcony @ 3rd floor per plan. less than 50%
soft story program swismic retrofit 2012 iebc a4
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.
No housing activity reported to the State for this parcel (2018–2025 reports).
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
295 MONTEREY BLVD
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 6771/028. Assessed value is not market value.
Search by block/lot 6771/028 (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.