San Francisco · Oceanview/Merced/Ingleside · Block/lot 7103/055 · San Francisco
Since October 2024 within ½ mile: 14 homes completed, 10 permitted, 21 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.
597 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.
$1,366,000
Benchmark range: $1,161,000 – $1,571,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 29, 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 29, 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 8.7 yr (first record Jan 30, 2018), with no completion or new permit record in 5.9 yr. · 1 unit · $138,000 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 3.8 yr (first record Dec 30, 2022), with no completion or new permit record in 3.1 yr. · 1 unit · $254,145 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 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 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 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 remodel / interior alteration (145 Goethe St): Declared valuation changed from 0 to 12000
Record 202603167611 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (149 Goethe St): Declared valuation changed from 0 to 12000
Record 202605050692 · 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 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
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)
3230 San Jose Ave · 1 unit · $250,000 valuation
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)
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 8.7 yr (first record Jan 30, 2018) with no new permit activity recorded in 5.9 yr.
Active in "Applied" for 13 mo (first record Sep 23, 2025) with no new permit activity recorded in 13 mo. High-impact scale (6 housing units, $1,000,000 declared valuation across 2 permits).
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 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 ($13,650/yr) + local voter-approved bond debt ($2,457/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$67,926/yr
Cash needed: $300,300
NOI: $14,900/yr
P&I: $6,902/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 | −$6,074/mo | -24.3% | $11,791/mo | −$6,056/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$5,661/mo | -22.6% | $10,913/mo | −$5,439/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 | −$5,423/mo | -21.7% | $10,660/mo | −$5,010/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 unitsJan 30, 2018 – Nov 20, 2020
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
add a new unit with 3 bedrooms & 2 bath at 1st flr area to comply with ordinance 162-16.
convert one bathroom to 2 bathrooms on 2nd floor.
to comply with nov# 201611892. repair damaged stucco at front of bldg and water damage framing material.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel (APN) · Retrieved Oct 29, 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 29, 2026
450 PLYMOUTH AVE; 452 PLYMOUTH AVE
Source: San Francisco Planning / DataSF, Parcels – Active and Retired · Geography: parcel · Retrieved Oct 29, 2026
Zoning, permits, planning cases, and assessor data for this lot (SF Planning)
Look up block/lot 7103/055. Assessed value is not market value.
Search by block/lot 7103/055 (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.