San Francisco · West of Twin Peaks · Block/lot 7232/001K · San Francisco
Since October 2024 within ½ mile: 4 homes completed, 3 permitted, 4 proposed or in review.
10 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.
522 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.
Source: San Francisco Department of Building Inspection, Building Permits · Geography: permits located by parcel, ½ mile radius · Retrieved Oct 28, 2026
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(D) 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 9.4 yr (first record Jun 2, 2017), with no completion or new permit record in 7.8 yr. · 1 unit · $67,000 declared valuation
Permit issued and active for 7.6 yr (first record Mar 18, 2019), with no completion or new permit record in 7.2 yr. · 1 unit · $20,000 declared valuation
Permit issued and active for 7.5 yr (first record Apr 29, 2019), with no completion or new permit record in 7 yr. · 1 unit · $10,000 declared valuation
In "Applied" for 6.8 yr (since Dec 27, 2019), with no new permit record in 6.8 yr. · 1 unit · $85,000 declared valuation
In "Applied" for 4.9 yr (since Nov 22, 2021), with no new permit record in 4.9 yr. · 1 unit · $79,200 declared valuation
In "Applied" for 4.6 yr (since Mar 17, 2022), with no new permit record in 4.6 yr. · 1 unit · $150,000 declared valuation
Nearby addition (adds square footage) (316 Santa Ana Av): First appeared in published agency feed
Record 202610269925 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby sign (255 Winston Dr): Status changed from issued to complete
Record 202507019966 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (133 Denslowe Dr): Status changed from issued to complete
Record 202406174657 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (100 Paloma Av): First appeared in published agency feed
Record 202610229754 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
320 San Leandro Wy · 1 unit · $755,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Accessory dwelling unit (new or conversion) permit application filed (202607094764)
Current status: filed
398 sf garage conversion into jadu. separate application for kitchen remodel/alterations · Declared valuation: $120,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Accessory dwelling unit (new or conversion) permit issued (202607134915)
Recorded status: issued
kitchen remodel to remove walls, remove and replace countertops, adding columns, new windows, adding mep fixtures. removing installed door between ktichen and living room, enlarged garage door. jadu on seperate application. · Declared valuation: $110,000 · 1 housing unit
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Accessory dwelling unit (new or conversion) permit application filed (202607134915)
Current status: issued
kitchen remodel to remove walls, remove and replace countertops, adding columns, new windows, adding mep fixtures. removing installed door between ktichen and living room, enlarged garage door. jadu on seperate application. · Declared valuation: $110,000
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
450 Urbano Dr · 1 unit · $306,408 valuation
Records span Nov 15, 2025 to Jun 22, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
230 Urbano Dr · 1 unit · $191,386 valuation
Records span Feb 4, 2025 to Jun 8, 2026 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
Windows / doors / siding permit application filed (202601164016)
Current status: complete
replace 16 windows with retrofit vinyl windows. street visible. no change to size or location. u factor <.28. 354 sqft · Declared valuation: $29,383
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
Windows / doors / siding permit issued (202601164016)
Recorded status: complete
replace 16 windows with retrofit vinyl windows. street visible. no change to size or location. u factor <.28. 354 sqft · Declared valuation: $29,383
Source: San Francisco Department of Building Inspection, Building Permits · Geography: parcel
80a Entrada Ct · 1 unit · $264,365 valuation
Records span Jan 26, 2024 to Jul 8, 2025 (1 permit).
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
22a Paloma Ave · 1 unit · $221,000 valuation
Source: San Francisco Department of Building Inspection, Building Permits & HCD APR (grouped project within ½ mile)
2 units
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 "Entitled" for 2.2 yr (first record Aug 24, 2024) with no new permit activity recorded in 2.2 yr. High-impact scale (3,491 housing units, 698 deed-restricted affordable across 0 permits).
Active in "Applied" for 4.9 yr (first record Nov 22, 2021) with no new permit activity recorded in 4.9 yr.
Active in "Applied" for 2.9 yr (first record Nov 30, 2023) with no new permit activity recorded in 2.3 yr.
Active in "Entitled" for 18 mo (first record May 7, 2025) with no new permit activity recorded in 18 mo.
Active in "Approved" for 16 mo (first record Jun 30, 2025) with no new permit activity recorded in 16 mo.
Active in "Issued" for 7.5 yr (first record Apr 29, 2019) with no new permit activity recorded in 7 yr.
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 13,217 parcels
+15.6% YoY
City baseline: 90.9 / 1k
845 in trailing 24m
Includes 28 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 ($18,050/yr) + local voter-approved bond debt ($3,249/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$99,817/yr
Cash needed: $397,100
NOI: $9,708/yr
P&I: $9,127/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 | −$8,732/mo | -26.4% | $15,500/mo | −$8,750/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,318/mo | -25.1% | $14,347/mo | −$8,132/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 | −$8,081/mo | -24.4% | $14,014/mo | −$7,703/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 unitsJul 13, 2026 – Aug 24, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
398 sf garage conversion into jadu. separate application for kitchen remodel/alterations
kitchen remodel to remove walls, remove and replace countertops, adding columns, new windows, adding mep fixtures. removing installed door between ktichen and living room, enlarged garage door. jadu on seperate application.
replace 16 windows with retrofit vinyl windows. street visible. no change to size or location. u factor <.28. 354 sqft
re-roofing: remove and replace roofing material / existing roofing material (in-kind)
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.
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 28, 2026
100 WINSTON DR
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 7232/001K. Assessed value is not market value.
Search by block/lot 7232/001K (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.