San Francisco · Oceanview/Merced/Ingleside · Block/lot 7056/017 · San Francisco
Since October 2024 within ½ mile: 13 homes completed, 11 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.
681 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.
$1,467,000
Benchmark range: $1,247,000 – $1,687,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 30, 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 30, 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.
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 3.4 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
Permit issued and active for 5.7 yr (first record Feb 9, 2021), with no completion or new permit record in 2.8 yr. · 1 unit · $78,400 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 plumbing / water heater / sewer (500 Shields St): Status changed from filed to issued
Record 202610280021 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (500 Shields St): Issued date changed from (blank) to 2026-10-29
Record 202610280021 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (500 Shields St): Declared valuation changed from 0 to 10000
Record 202610280021 · 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
Nearby remodel / interior alteration (462 Ramsell St): Status changed from issued to complete
Record 202601153903 · 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 remodel / interior alteration (63 Jules Av): Status changed from issued to complete
Record 202605272020 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (63 Jules Av): Status changed from issued to complete
Record 202606163303 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (462 Ramsell St): Status changed from issued to complete
Record 202608035999 · 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 plumbing / water heater / sewer (500 Shields St): First appeared in published agency feed
Record 202610280021 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
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
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 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 1 permit).
Active in "Applied" for 3 yr (first record Oct 19, 2023) with no new permit activity recorded in 23 mo. High-impact scale (2 housing units, $1,543,059 declared valuation across 2 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).
High-impact scale (3 housing units, $1,257,000 declared valuation across 4 permits).
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: 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 ($14,650/yr) + local voter-approved bond debt ($2,637/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$75,174/yr
Cash needed: $322,300
NOI: $13,720/yr
P&I: $7,408/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 | −$6,678/mo | -24.9% | $12,634/mo | −$6,668/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$6,265/mo | -23.3% | $11,694/mo | −$6,051/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 | −$6,027/mo | -22.4% | $11,422/mo | −$5,622/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 ↗
Finaled / completed3 unitsDec 16, 2024 – Nov 12, 2025
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
front bldg: revision to approved pa# 202502240955. remove 1'8" of (e) bldg as shown on plan, to provide 5' clear path of traval. modify bldg to comply with dbi's condition of approval under dpw's two lot subdivision project id#12423.
install 48 sprinklers throughout per nfpa #13 with underground per nfpa #24 ref #202501168439
proposed lot split and new construction of a 2-story, type v-b, 2 unit residential building with 1 calstate adu at the rear of (e) lot.
front building: legalize an unpermitted dwelling unit at the basement level. structural strenthening @ new adu in basement
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 30, 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 |
|---|---|---|---|---|---|---|
| 2025 | —(202501168439) | ADU · Renter | — | 1 (Nov 12, 2025) | — | — |
| 2025 | —(202501168439) | SFD · Owner | — | 2 (Nov 12, 2025) | — | — |
| 2025 | —(202502240955) | ADU · Renter | — | 1 (Oct 30, 2025) | — | — |
| 2024 | 178 MONTANA STREET(2024-000848PRJ) | ADU · Renter | 3 (Dec 16, 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 30, 2026
178A MONTANA ST; 178 MONTANA ST; 182 MONTANA ST
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 30, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 7056/017. Assessed value is not market value.
Search by block/lot 7056/017 (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.