San Francisco · West of Twin Peaks · Block/lot 6929/012 · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 8 permitted, 3 proposed or in review.
18 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.
809 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.
$2,217,000
Benchmark range: $1,884,000 – $2,550,000
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.
Permit issued and active for 3.2 yr (first record Aug 16, 2023), with no completion or new permit record in 2.7 yr. · 1 unit · $35,348 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
In "Applied" for 6.7 yr (since Feb 5, 2020), with no new permit record in 6.7 yr. · 1 unit · $60,000 declared valuation
Permit issued and active for 10.7 yr (first record Feb 17, 2016), with no completion or new permit record in 6.1 yr. · 1 unit · $5,000 declared valuation
Permit issued and active for 7 yr (first record Oct 10, 2019), with no completion or new permit record in 5.8 yr. · 1 unit · $50,000 declared valuation
In "Entitled" for 5.8 yr (since Jan 21, 2021), with no new permit record in 5.8 yr. · 2 units
Nearby windows / doors / siding (521 Shields St): Status changed from suspend to cancelled
Record 201607223066 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (462 Ramsell St): Status changed from issued to complete
Record 202601153903 · 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 (63 Jules Av): Status changed from issued to complete
Record 202605272020 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (63 Jules Av): Status changed from issued to complete
Record 202606163303 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (462 Ramsell St): Status changed from issued to complete
Record 202608035999 · 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 plumbing / water heater / sewer (500 Shields St): First appeared in published agency feed
Record 202610280021 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (462 Ramsell St): Status changed from suspend to reinstated
Record 202608176667 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (572 Arch St): Status changed from filed to issued
Record 202610149452 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (572 Arch St): Issued date changed from (blank) to 2026-10-26
Record 202610149452 · 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 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 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
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 3.2 yr (first record Aug 16, 2023) with no new permit activity recorded in 2.7 yr.
Active in "Applied" for 5 yr (first record Oct 14, 2021) with no new permit activity recorded in 5 yr. High-impact scale (2 housing units, $1,000,000 declared valuation across 2 permits).
Active in "Issued" for 5.2 yr (first record Sep 1, 2021) with no new permit activity recorded in 3 yr. High-impact scale (2 housing units, $1,000,000 declared valuation across 1 permit).
Active in "Issued" for 5.9 yr (first record Nov 25, 2020) with no new permit activity recorded in 4.9 yr.
Active in "Applied" for 6.7 yr (first record Feb 5, 2020) with no new permit activity recorded in 6.7 yr.
Active in "Issued" for 2.8 yr (first record Jan 26, 2024) with no new permit activity recorded in 16 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 ($22,150/yr) + local voter-approved bond debt ($3,987/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$129,533/yr
Cash needed: $487,300
NOI: $4,870/yr
P&I: $11,200/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 | −$11,208/mo | -27.6% | $18,957/mo | −$11,259/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$10,794/mo | -26.6% | $17,546/mo | −$10,641/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 | −$10,557/mo | -26.0% | $17,139/mo | −$10,213/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 unitsAug 16, 2023 – Feb 22, 2024
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 202308164523. all work is complete.
to obtain final inspection for work approved under pa # 2023-0131-1100. all work is complete.
reroof: overlayer with new bitumen whole house, hot works.
comply w/dcp enforcement 2024-010268enf. restore stucco trims & plaster detailing on the south & east facades to match the original design. legalize the as-built windows & door on the south,north and west sides of property. full pestoktion of brick verveer finish. comply w/ nov 202431891
revision to bpa #2024-0509-1741 and comply w/ planning enforcement case#2024-010268 enf restore the stucco trims & plaster detailing on the south & east facades to match the original design. legalize the as-built window and doors on the south,north and west sides of property. lastly,
1st fl: installation of 1 window on each side of building. 2nd fl: 2 cantilevered decks. 1 dec at front of building. one deck on south side of building. installation of 2 skylights. 1 in kitchen area one in hallway.
rev to pa202308164523. add exterior windows- front & side. relocate adu entrance door. relocated (e) bathroom at adu unit.relocate washer and dryer. relocate entry door.
adding g/f as adu per state govt code 65852.2a-d at (e) ground floor habitable space to include 3 bedroom, 3 baths with sep entrance and full kitchen with added bedroom egress windows to (e) for new adu per plans. convert (e) work under pa202306139938 & 202305127691.
1) replace all exterior stucco (all four sides), same texture. same style. no design change. 2) replace all exterior windows, 2nd floor, same style, aluminum-wood clad windows.
replace in kind 2nd floor windows w/ (n) aluminum-wood clad windows. no dimensional changes to existing openings. (4) windows on north side, (8)on south side, (9) on west side, and (10) on east side. (total 31 windows). repair stucco in kind at window replacement area. windows street facing.
revision to 202305127691. minor revision to 2nd fl and gr fl layout from prvious permit. no exterior change. proposed from prev permit. voluntary structural and seismic strengthening to accompany prev 202305127691 permit gr fl. add 2 full bath on 1st floor & 2nd floor.
comply to complaint 202306457: g/f - 1 new bedrooms, den, media room and 3 new bathrooms. no new openings proposed. amend to 202301311100
2/f: remodel kitchen in kind, remodel one bathroom and add one bathroom. remove and replace living and dining room sheetrock in kind, no other work performed.
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 | —(202308164523) | ADU · Renter | — | 1 (Feb 22, 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
1100 HOLLOWAY AVE
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 6929/012. Assessed value is not market value.
Search by block/lot 6929/012 (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.