San Francisco · Oceanview/Merced/Ingleside · Block/lot 7085/048 · San Francisco
Since October 2024 within ½ mile: 8 homes completed, 10 permitted, 2 proposed or in review; 2 commercial or mixed-use projects.
21 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.
620 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.
$1,247,000
Benchmark range: $1,060,000 – $1,434,000
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 RH-2 as two-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 9.4 yr (first record Jun 23, 2017), with no completion or new permit record in 8.2 yr. · 1 unit · $70,000 declared valuation
Permit issued and active for 7.1 yr (first record Oct 10, 2019), with no completion or new permit record in 5.8 yr. · 1 unit · $50,000 declared valuation
In "Entitled" for 5.8 yr (since Jan 21, 2021), with no new permit record in 5.8 yr. · 2 units
In "Applied" for 5.4 yr (since Jun 1, 2021), with no new permit record in 5.4 yr. · 1 unit · $3,500 declared valuation
Permit issued and active for 8.8 yr (first record Jan 9, 2018), with no completion or new permit record in 5.3 yr. · 1 unit · $54,175 declared valuation
Permit issued and active for 7.2 yr (first record Aug 19, 2019), with no completion or new permit record in 5.1 yr. · 2 units · $1 declared valuation
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 (55 Chumasero Dr): Status changed from suspend to cancelled
Record 201804166470 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (521 Shields St): Status changed from suspend to cancelled
Record 201607223066 · 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
Nearby plumbing / water heater / sewer (3995 Alemany Bl): Status changed from filed to issued
Record 202606123074 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (3995 Alemany Bl): Issued date changed from (blank) to 2026-10-27
Record 202606123074 · 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 remodel / interior alteration (954 Randolph St): Status changed from filed to issued
Record 202610239854 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (954 Randolph St): Issued date changed from (blank) to 2026-10-28
Record 202610239854 · 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 remodel / interior alteration (572 Arch St): Status changed from filed to issued
Record 202610149452 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (572 Arch St): Issued date changed from (blank) to 2026-10-26
Record 202610149452 · 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 9.4 yr (first record Jun 23, 2017) with no new permit activity recorded in 8.2 yr.
Active in "Applied" for 3.9 yr (first record Dec 13, 2022) with no new permit activity recorded in 3.9 yr. High-impact scale (471 housing units, $219,015,000 declared valuation across 1 permit).
Active in "Issued" for 7.7 yr (first record Feb 19, 2019) with no new permit activity recorded in 4.5 yr. High-impact scale (1 housing unit, $1,050,000 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).
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 "Applied" for 4.2 yr (first record Sep 2, 2022) with no new permit activity recorded in 3.3 yr.
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 ($12,450/yr) + local voter-approved bond debt ($2,241/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$59,229/yr
Cash needed: $273,900
NOI: $16,316/yr
P&I: $6,295/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 | −$5,349/mo | -23.4% | $10,779/mo | −$5,322/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$4,936/mo | -21.6% | $9,977/mo | −$4,704/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 | −$4,698/mo | -20.6% | $9,745/mo | −$4,275/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 unitsJun 23, 2017 – Aug 27, 2018
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
per unit legalization ord 43-14. legalization of dwelling unit install without permit. legalize existing kitchen. bedroom and one bathroom. all work at ground floor.
r/r drywall as needed ue to fire damange. no structural work. no damange to structure. garage level only. ceiling drywall shall be 5/8in type x. property line walls shall be drywalled with 5/8in tyupe x.
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 |
|---|---|---|---|---|---|---|
| 2018 | —(201706230173) | 2 to 4 · Renter | — | 1 (Aug 27, 2018) | — | — |
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
104 RALSTON ST; 106 RALSTON ST; 108 RALSTON 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 7085/048. Assessed value is not market value.
Search by block/lot 7085/048 (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.