San Francisco · Outer Mission · Block/lot 6956/024 · San Francisco
Since October 2024 within ½ mile: 59 homes completed, 14 permitted, 6 proposed or in review (12 of them deed-restricted affordable).
28 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.
748 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.
$1,311,000
Benchmark range: $1,114,000 – $1,508,000
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 NCD-EXCELSIOR as mixed use, 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 "Entitled" for 2.6 yr (since Mar 12, 2024), with no new permit record in 2.6 yr. · 8 units
Permit issued and active for 5.6 yr (first record Apr 1, 2021), with no completion or new permit record in 4 yr. · 1 unit · $130,000 declared valuation
In "Applied" for 3.9 yr (since Nov 18, 2022), with no new permit record in 3.9 yr. · 1 unit · $30,000 declared valuation
Permit issued and active for 5 yr (first record Oct 13, 2021), with no completion or new permit record in 3.7 yr. · 1 unit · $63,653 declared valuation
Permit issued and active for 5.3 yr (first record Jul 26, 2021), with no completion or new permit record in 3.6 yr. · 1 unit · $570,000 declared valuation
In "Entitled" for 3.6 yr (since Mar 23, 2023), with no new permit record in 3.6 yr. · 69 units
Nearby remodel / interior alteration (4788 Mission St): Status changed from issued to complete
Record 202402095627 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (4796 Mission St): Status changed from issued to expired
Record 201708296195 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (4796 Mission St): Status changed from issued to expired
Record 202508072594 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (370 Edinburgh St): Status changed from issued to complete
Record 202608196856 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby repair tied to a housing/code case (762 Naples St): First appeared in published agency feed
Record 202610229798 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (428 Otsego Av): First appeared in published agency feed
Record 202610239837 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff 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)
1051a Geneva Ave · 1 unit · $1 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
714a Naples St · 1 unit · $1 valuation
Records span Nov 5, 2025 to Apr 8, 2026 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
379 Naples St · 3 units · $890,000 valuation
Records span Jul 20, 2023 to Mar 31, 2026 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
39 Santa Rosa Ave · 2 units · $1 valuation
Records span Oct 29, 2021 to Mar 3, 2026 (3 permits).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
766 Cayuga Ave · 1 unit · $10,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
201 Onondaga Ave · 1 unit · $163,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
99 Onondaga Ave · 2 units · $360,000 valuation
Records span Jan 30, 2025 to Jan 21, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
554 Athens St · 1 unit · $91,791 valuation
Records span Jul 18, 2025 to Dec 12, 2025 (2 permits).
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 "Entitled" for 2.6 yr (first record Mar 12, 2024) with no new permit activity recorded in 2.6 yr. High-impact scale (8 housing units across 0 permits).
Active in "Entitled" for 3.6 yr (first record Mar 23, 2023) with no new permit activity recorded in 3.6 yr. High-impact scale (69 housing units, 17 deed-restricted affordable across 0 permits).
Active in "Issued" for 9.3 yr (first record Jul 13, 2017) with no new permit activity recorded in 3.1 yr. High-impact scale (2 housing units, $848,000 declared valuation across 1 permit).
Active in "Issued" for 3.3 yr (first record Jul 20, 2023) with no new permit activity recorded in 7 mo. High-impact scale (3 housing units, $890,000 declared valuation across 3 permits).
Active in "Issued" for 4.1 yr (first record Sep 23, 2022) with no new permit activity recorded in 19 mo.
Active in "Applied" for 3.5 yr (first record Apr 24, 2023) with no new permit activity recorded in 3.5 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 5,443 parcels
+14.1% YoY
City baseline: 90.9 / 1k
182 in trailing 24m
Includes 14 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 ($13,100/yr) + local voter-approved bond debt ($2,358/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$63,940/yr
Cash needed: $288,200
NOI: $15,549/yr
P&I: $6,624/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 | −$5,742/mo | -23.9% | $11,327/mo | −$5,720/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,328/mo | -22.2% | $10,484/mo | −$5,102/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 | −$5,091/mo | -21.2% | $10,241/mo | −$4,673/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 ↗
Entitled8 unitsMar 12, 2024 – Mar 12, 2024
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
proposed interior remodeling of (e) 3-story over basement building to accomodate (8) (n) residential units. all work to be performed within (e) boundary of the building.
2 bathroom remodel, fixture change, added to 202304125588. in kind remodel
kitchen remodeling, cabinets and fixtures. change new appliances.
replace w/ like kind kitchen cabiner in one residential unit. no changes to appliances: change out sink.
change of use to church - tenant improvement of interior space to include enlarging kitchen area from 96 sq ft to 384 sq ft & demolition of 2 partition walls
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 |
|---|---|---|---|---|---|---|
| 2024 | 4758 MISSION ST(2021-011122PRJ) | 5+ · Renter | 8 (Mar 12, 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 28, 2026
4758 MISSION ST; 4760 MISSION ST; 4762 MISSION ST
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 6956/024. Assessed value is not market value.
Search by block/lot 6956/024 (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.