San Francisco · Oceanview/Merced/Ingleside · Block/lot 6941/006 · San Francisco
Since October 2024 within ½ mile: 9 homes completed, 166 permitted, 431 proposed or in review (184 of them deed-restricted affordable).
26 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.
787 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.
$1,218,000
Benchmark range: $1,035,000 – $1,401,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 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 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 "Approved" for 8.2 yr (since Aug 23, 2018), with no new permit record in 6 yr. · 3 units · $500,000 declared valuation
In "Applied" for 5 yr (since Oct 14, 2021), with no new permit record in 5 yr. · 2 units · $1,000,000 declared valuation
In "Applied" for 5 yr (since Oct 27, 2021), with no new permit record in 5 yr. · 1 unit · $67,000 declared valuation
Permit issued and active for 6.8 yr (first record Dec 30, 2019), with no completion or new permit record in 4.9 yr. · 1 unit · $60,000 declared valuation
In "Applied" for 4.6 yr (since Mar 31, 2022), with no new permit record in 4.6 yr. · 1 unit · $107,000 declared valuation
In "Applied" for 3.9 yr (since Dec 15, 2022), with no new permit record in 3.9 yr. · 1 unit · $159,000 declared valuation
Nearby roof replacement (208 Tara St): Status changed from issued to complete
Record 202603137510 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (208 Tara St): Status changed from issued to complete
Record 202603278455 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (208 Tara St): Status changed from issued to complete
Record 202604300422 · 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
841 Ocean Ave · 1 unit · $298,934 valuation
Records span Aug 28, 2024 to Oct 8, 2026 (2 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
682 Miramar Ave · 1 unit · $500,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1159 Capitol Ave · 3 units · $850,000 valuation
Records span Aug 31, 2026 to Sep 27, 2026 (4 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
170 Meyer Ln · 174 units · $105,000,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
198 Wisteria Ln · 243 units · $95,000,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
715 Mount Vernon Ave · 1 unit · $144,062 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
421 Lakeview Ave · 1 unit · $101,728 valuation
Records span Nov 28, 2023 to Jul 2, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
678a Head St · 1 unit · $40,000 valuation
Records span Jul 1, 2025 to Jun 3, 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 "Approved" for 8.2 yr (first record Aug 23, 2018) with no new permit activity recorded in 6 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 4.4 yr (first record Jun 17, 2022) with no new permit activity recorded in 11 mo. High-impact scale (159 housing units, 184 deed-restricted affordable, $97,000,000 declared valuation across 8 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 "Approved" for 3.4 yr (first record Jun 2, 2023) with no new permit activity recorded in 3.4 yr. High-impact scale (3 housing units, $895,424 declared valuation across 3 permits).
Active in "Applied" for 3 yr (first record Oct 19, 2023) with no new permit activity recorded in 3 yr. High-impact scale (2 housing units, $1,543,059 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,345 parcels
−9.0% YoY
City baseline: 90.9 / 1k
254 in trailing 24m
Includes 27 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 ($12,200/yr) + local voter-approved bond debt ($2,196/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$57,417/yr
Cash needed: $268,400
NOI: $16,611/yr
P&I: $6,169/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 | −$5,198/mo | -23.2% | $10,568/mo | −$5,169/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$4,785/mo | -21.4% | $9,782/mo | −$4,551/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 | −$4,547/mo | -20.3% | $9,555/mo | −$4,122/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 ↗
Approved3 unitsAug 23, 2018 – Oct 14, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
demolish 1-story garage
demolish 1-story shed at rear yard
including one adu unit in a new two-unit building zoned r2. this project has been approved by planning ref. demo bpa#2018/0823/161,new construction bpa#2018/0823/8162, 2018.013139cua.
erect a 4-story, 3 dwelling units, no basement, residential bldg.
demo a 1-story, single family residential bldg
to comply with nov#201724271. 8' ht. new temporary security barrier construction consists of wood, frame and plywood located on front of property visible from street.
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.
| Report year | Project / record | Type | Entitled | Permitted | Completed | Deed-restricted |
|---|---|---|---|---|---|---|
| 2020 | 271 GRANADA AVE(2018-013139PRJ) | ADU · Renter | 2 (Feb 6, 2020) | — | — | — |
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
271 GRANADA AVE
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 6941/006. Assessed value is not market value.
Search by block/lot 6941/006 (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.