San Francisco · Oceanview/Merced/Ingleside · Block/lot 6974/023 · San Francisco
Since October 2024 within ½ mile: 6 homes completed, 167 permitted, 426 proposed or in review (184 of them deed-restricted affordable); 1 commercial or mixed-use project.
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.
491 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 RTO-C as multifamily 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 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 4.9 yr (since Nov 23, 2021), with no new permit record in 4.9 yr. · 1 unit · $30,000 declared valuation
Permit issued and active for 6.7 yr (first record Mar 2, 2020), with no completion or new permit record in 4.5 yr. · 1 unit · $70,000 declared valuation
In "Entitled" for 4.4 yr (since May 19, 2022), with no new permit record in 4.4 yr. · 35 units
Permit issued and active for 8.4 yr (first record May 24, 2018), with no completion or new permit record in 4.3 yr. · 1 unit · $400,000 declared valuation
Permit issued and active for 4.8 yr (first record Jan 19, 2022), with no completion or new permit record in 4 yr. · 1 unit · $70,000 declared valuation
Nearby addition (adds square footage) (171 Margaret Av): First appeared in published agency feed
Record 202610018863 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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 remodel / interior alteration (55 Majestic Av): First appeared in published agency feed
Record 202610229769 · 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
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)
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)
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)
349 Howth St · 1 unit · $200,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
1 Sgt John V Young St · $15,000,000 valuation
Records span Dec 29, 2022 to Mar 31, 2026 (2 permits).
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)
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 4.6 yr (first record Mar 31, 2022) with no new permit activity recorded in 4.6 yr.
Active in "Entitled" for 4.4 yr (first record May 19, 2022) with no new permit activity recorded in 4.4 yr. High-impact scale (35 housing units, 6 deed-restricted affordable across 0 permits).
Active in "Issued" for 3.3 yr (first record Jul 14, 2023) with no new permit activity recorded in 2.1 yr. High-impact scale (2 housing units, $1,596,398 declared valuation across 1 permit).
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 3.8 yr (first record Dec 29, 2022) with no new permit activity recorded in 7 mo. High-impact scale ($15,000,000 declared valuation across 2 permits).
Active in "Issued" for 2.3 yr (first record Jul 15, 2024) with no new permit activity recorded in 20 mo.
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 ↗
Applied1 unitsMar 31, 2022 – Mar 31, 2022
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
comply with nov 202027593. recommencement and completion of work under 202105140421
convert garage into living room, 1 bedroom, 1 bathroom, kitchen total of 704 sq ft. remove garage door replace w/ window. bike parking in utility room. relocate laundry unit. adu will be added per government code section 65852.2
kitchen & bath remodeling. no structural changes. replace kitchen cabinets and add 2 bathrooms. converting living room to bedroom
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
128 TARA 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 6974/023. Assessed value is not market value.
Search by block/lot 6974/023 (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.