San Francisco · West of Twin Peaks · Block/lot 6907/002 · San Francisco
Since October 2024 within ½ mile: 5 homes completed, 4 permitted, 7 proposed or in review.
14 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.
727 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.
$1,816,000
Benchmark range: $1,544,000 – $2,088,000
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(D) 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 2.9 yr (since Nov 30, 2023), with no new permit record in 2.3 yr. · 1 unit · $295,000 declared valuation
In "Approved" for 8.4 yr (since Jun 21, 2018), with no new permit record in 8.4 yr. · 1 unit · $99,284 declared valuation
Permit issued and active for 9.4 yr (first record Jun 2, 2017), with no completion or new permit record in 7.8 yr. · 1 unit · $67,000 declared valuation
Permit issued and active for 7.6 yr (first record Mar 18, 2019), with no completion or new permit record in 7.2 yr. · 1 unit · $20,000 declared valuation
Permit issued and active for 7.5 yr (first record Apr 29, 2019), with no completion or new permit record in 7 yr. · 1 unit · $10,000 declared valuation
In "Applied" for 4.9 yr (since Nov 22, 2021), with no new permit record in 4.9 yr. · 1 unit · $79,200 declared valuation
Nearby remodel / interior alteration (85 San Jacinto Wy): Status changed from suspend to cancelled
Record 202203170229 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (815 Victoria St): Status changed from issued to complete
Record 202602115730 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (2660 Ocean Av): Status changed from issued to complete
Record 202604300381 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (30 Elmhurst Dr): Declared valuation changed from 0 to 8000
Record 202610149457 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (3251 20th Av): Declared valuation changed from 0 to 185000
Record 202610199635 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (35 Borica St): First appeared in published agency feed
Record 202610279988 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (110 Pinehurst Wy): First appeared in published agency feed
Record 202610269884 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby addition (adds square footage) (316 Santa Ana Av): First appeared in published agency feed
Record 202610269925 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby sign (255 Winston Dr): Status changed from issued to complete
Record 202507019966 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (133 Denslowe Dr): Status changed from issued to complete
Record 202406174657 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby roof replacement (80 San Fernando Wy): Declared valuation changed from 750000 to 928896
Record 202511109280 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (715 Victoria St): Status changed from filed to issued
Record 202610079147 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (715 Victoria St): Issued date changed from (blank) to 2026-10-23
Record 202610079147 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (715 Victoria St): Declared valuation changed from 0 to 350000
Record 202610079147 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (715 Victoria St): Description text was updated
Record 202610079147 · 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 2.9 yr (first record Nov 30, 2023) with no new permit activity recorded in 2.3 yr.
Active in "Entitled" for 2.2 yr (first record Aug 24, 2024) with no new permit activity recorded in 2.2 yr. High-impact scale (3,491 housing units, 698 deed-restricted affordable across 0 permits).
Active in "Issued" for 12 mo (first record Oct 17, 2025) with no new permit activity recorded in 9 mo. High-impact scale (1 housing unit, $1,718,690 declared valuation across 2 permits).
Active in "Approved" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 16 mo.
Active in "Issued" for 7.5 yr (first record Apr 29, 2019) with no new permit activity recorded in 7 yr.
Active in "Entitled" for 18 mo (first record May 7, 2025) with no new permit activity recorded in 18 mo.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 13,217 parcels
+15.6% YoY
City baseline: 91.1 / 1k
843 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 ($18,150/yr) + local voter-approved bond debt ($3,267/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$100,542/yr
Cash needed: $399,300
NOI: $9,590/yr
P&I: $9,178/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 | −$8,792/mo | -26.4% | $15,585/mo | −$8,811/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,378/mo | -25.2% | $14,425/mo | −$8,193/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 | −$8,141/mo | -24.5% | $14,090/mo | −$7,764/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 30, 2023 – Jul 25, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
demolish type-5 rear garage structure
replace existing detached garage at rear of property with (n) detached garage and adu above. includes one kitchen, one bath, elec, plumb, and structural as required for above scope
rear horizontal additions at levels 1-3 to include: excavation, (n) foundation, (n) rooms & remodel @ l 1, (n) int. stair between l1 & l2, alterations to (e) deck & interior. remodel of kitch, bath and living area @ l2; (n) bedroom and remodel of (e) bedroooms & primary bath @ l3
remodel extg 2nd floor bathroom in kind. no exterior work. referencing app#9123441 (s). no change on walls.
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 | 285 MONCADA WAY(2024-000263PRJ) | ADU · Renter | 1 (Jul 25, 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
285 MONCADA WAY
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 6907/002. Assessed value is not market value.
Search by block/lot 6907/002 (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.