San Francisco · Oceanview/Merced/Ingleside · Block/lot 7025/024 · San Francisco
Since October 2024 within ½ mile: 6 homes completed, 7 permitted, 10 proposed or in review; 1 commercial or mixed-use project.
23 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.
503 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.
$1,593,000
Benchmark range: $1,354,000 – $1,832,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 31, 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 31, 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.
Permit issued and active for 6.7 yr (first record Feb 4, 2020), with no completion or new permit record in 2.8 yr. · 2 units · $50,000 declared valuation
In "Applied" for 4.5 yr (since Apr 18, 2022), with no new permit record in 4.5 yr. · 1 unit · $15,000 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 4.4 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 plumbing / water heater / sewer (20 Josiah Av): Status changed from issued to complete
Record 202508193386 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (49 Ellington Av): Status changed from filed to withdrawn
Record 202610028941 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (33 Niagara Av): First appeared in published agency feed
Record 202610290104 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (58 Lee Av): Status changed from suspend to cancelled
Record 202102265516 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202603187815 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby solar / battery storage (25 Ellington Av): Status changed from issued to complete
Record S20260625660 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (237 Onondaga Av): Status changed from issued to complete
Record 202608116398 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (237 Onondaga Av): Status changed from issued to complete
Record 202608186800 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (61 Lobos St): Status changed from issued to complete
Record 202610059013 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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 remodel / interior alteration (49 Ellington Av): Status changed from issued to complete
Record 202610028945 · 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
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 6.7 yr (first record Feb 4, 2020) with no new permit activity recorded in 2.8 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 "Entitled" for 2.7 yr (first record Feb 8, 2024) with no new permit activity recorded in 2.7 yr. High-impact scale (50 housing units, 12 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 8.4 yr (first record May 24, 2018) with no new permit activity recorded in 4.4 yr.
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).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 6,345 parcels
−9.0% YoY
City baseline: 91.1 / 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 ($15,950/yr) + local voter-approved bond debt ($2,871/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$84,596/yr
Cash needed: $350,900
NOI: $12,186/yr
P&I: $8,065/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 | −$7,463/mo | -25.5% | $13,730/mo | −$7,464/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$7,050/mo | -24.1% | $12,708/mo | −$6,846/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 | −$6,812/mo | -23.3% | $12,413/mo | −$6,418/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 ↗
Issued2 unitsFeb 4, 2020 – Jan 9, 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#202101263321, 202204132156, all work is complete
to obtain final inspection for work approved under pa#202002043503, 202502281364, all work is complete
to obtain final inspection for work approved under pa#202002043504, 202406053818 all work is complete.
revision to permit 202002043503 (one unit legalization) - 2/f: relocate furnace. revision to permit 202002043504 (2 adus) - 1/f: relocate furnace. reconfigure kitchen and bathroom layout.
recommencement and completion of work under 202101265321 and 202204132156
installation of new sprinkler monitoring system
installation of new (47) fire sprinkler head system at entire building according to pa# 202002043503 and 202002043504 per nfpa 13r 2022 and dedicated underground piping per nfpa 24 (trench, basefill and sidewalk repair by other under separate permit).
revision to pa# 202002043504, new foundations at lines b & e.
2 adu's per ord 162-16 on ground floor. (unit legalization pa #2020-0204-3503.) modify existing layout. 2nd fl replacing windows.
legalize 2nd flr per ordinance 43-14. (adu pa #2020-0204-3504.) convert exist. living rm to bedrooms. provide 1-hr unit separation.
revision to bpa 202101263321. revise scope of work to "seismic retrofitting in complaince with ab-094"
voluntary single family retrofitting
add additional dwelling unit. convert (e) wet bar to kitchen. convert & legazlized (e) ground floor rooms & convert to (1) dwelling unit, plus (3) legal inlaw unit. see appln #201610049465 for ground floor rooms. ordinance #43-14
legalize 3 bedroooms, storage rm, laundry room, construct 2 full baths at gr fl. remodel 2 e baths, add 1 1/2 baths, rewire elec, lighting at 2nd fl
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 31, 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 | —(202002043503) | ADU · Renter | — | 1 (Jan 9, 2024) | — | — |
| 2024 | —(202002043504) | ADU · Renter | — | 2 (Jan 9, 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 31, 2026
358 SAN MIGUEL ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 31, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 7025/024. Assessed value is not market value.
Search by block/lot 7025/024 (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.
kitchen alteratins/remodel. no walls to be altered.