San Francisco · Oceanview/Merced/Ingleside · Block/lot 7053/045 · San Francisco
Since October 2024 within ½ mile: 12 homes completed, 12 permitted, 24 proposed or in review; 1 commercial or mixed-use project.
36 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.
735 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.
$1,374,000
Benchmark range: $1,168,000 – $1,580,000
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-1 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 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 "Approved" for 3.4 yr (since Jun 2, 2023), with no new permit record in 3.4 yr. · 3 units · $895,424 declared valuation
Permit issued and active for 6.8 yr (first record Dec 27, 2019), with no completion or new permit record in 3.3 yr. · 1 unit · $616,779 declared valuation
Permit issued and active for 5.8 yr (first record Jan 25, 2021), with no completion or new permit record in 3.3 yr. · 1 unit · $300,000 declared valuation
In "Applied" for 3 yr (since Oct 19, 2023), with no new permit record in 3 yr. · 2 units · $1,543,059 declared valuation
Permit issued and active for 5.2 yr (first record Sep 1, 2021), with no completion or new permit record in 3 yr. · 2 units · $1,000,000 declared valuation
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 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 (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
89a Farallones St · 1 unit · $98,000 valuation
Records span Oct 23, 2025 to Oct 20, 2026 (1 permit).
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)
271a Montana St · 1 unit · $133,000 valuation
Records span Dec 31, 2025 to Aug 5, 2026 (1 permit).
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)
174 Farallones St · 1 unit · $149,326 valuation
Records span Jan 21, 2026 to May 28, 2026 (1 permit).
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)
254 Broad St · 1 unit · $180,000 valuation
Records span Nov 29, 2022 to Apr 29, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
337a Jules Ave · 1 unit · $147,223 valuation
Records span Mar 10, 2026 to Apr 29, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
185 Broad St · 1 unit · $451,522 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2625 San Jose Ave · 1 unit · $122,636 valuation
Records span May 23, 2025 to Feb 13, 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 "Issued" for 6.8 yr (first record Dec 30, 2019) with no new permit activity recorded in 4.9 yr.
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).
Active in "Applied" for 3 yr (first record Oct 19, 2023) with no new permit activity recorded in 22 mo. High-impact scale (2 housing units, $1,543,059 declared valuation across 1 permit).
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 3.2 yr (first record Aug 24, 2023) with no new permit activity recorded in 15 mo. High-impact scale ($2,282,050 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 ($13,750/yr) + local voter-approved bond debt ($2,475/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$68,651/yr
Cash needed: $302,500
NOI: $14,782/yr
P&I: $6,953/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 | −$6,135/mo | -24.3% | $11,875/mo | −$6,118/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,721/mo | -22.7% | $10,991/mo | −$5,500/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 | −$5,484/mo | -21.8% | $10,736/mo | −$5,071/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 unitsDec 30, 2019 – Dec 16, 2021
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
install new fence at the front of the side yard; less than 50% to address nov #202540912. fence height to be lessan than 6' tall, 12' in length
resolve a nov 202540906. bathroom kitchen remodeling in kind. full bath and half bath remodeling in kind.
add units ord 95-17. accessory dwelling unit addition @ ground level .
horizontal addition. master bedroom addition @ main level. bathroom & closet @ upper level addition.
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 |
|---|---|---|---|---|---|---|
| 2021 | —(201912301004) | ADU · Renter | — | 1 (Dec 16, 2021) | — | — |
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
194 THRIFT ST; 196 THRIFT 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 7053/045. Assessed value is not market value.
Search by block/lot 7053/045 (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.