San Francisco · Glen Park · Block/lot 7548/008 · San Francisco
Since October 2024 within ½ mile: 3 homes completed, 14 permitted, 16 proposed or in review.
25 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.
1,026 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.
$1,772,000
Benchmark range: $1,506,000 – $2,038,000
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 "Applied" for 8 mo (since Mar 9, 2026), with no new permit record in 8 mo. · 2 units · $1,800,000 declared valuation
Permit issued and active for 8.2 yr (first record Aug 8, 2018), with no completion or new permit record in 5.3 yr. · 1 unit · $1,950,000 declared valuation
Permit issued and active for 7.5 yr (first record May 16, 2019), with no completion or new permit record in 5.3 yr. · 1 unit · $1,750,000 declared valuation
Permit issued and active for 8.3 yr (first record Jul 6, 2018), with no completion or new permit record in 5.1 yr. · 1 unit · $450,000 declared valuation
Permit issued and active for 9 yr (first record Nov 6, 2017), with no completion or new permit record in 4.8 yr. · 1 unit · $750,000 declared valuation
Permit issued and active for 7.2 yr (first record Aug 21, 2019), with no completion or new permit record in 4.8 yr. · 1 unit · $450,000 declared valuation
Nearby roof replacement (55 Ora Wy): Status changed from issued to complete
Record 202509306368 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (70 Zircon Pl): Status changed from filed to issued
Record 202610280015 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (70 Zircon Pl): Issued date changed from (blank) to 2026-10-29
Record 202610280015 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (70 Zircon Pl): Declared valuation changed from 0 to 20000
Record 202610280015 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (70 Zircon Pl): Description text was updated
Record 202610280015 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby windows / doors / siding (833 Bosworth St): First appeared in published agency feed
Record 202610290084 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202610239808 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Record 202610239808 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (21 College Tr): Declared valuation changed from 0 to 88000
Record 202610269867 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (70 Zircon Pl): First appeared in published agency feed
Record 202610280015 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (217 Randall St): First appeared in published agency feed
Record 202610280031 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plumbing / water heater / sewer (149 Chilton Av): Status changed from issued to complete
Record 202608035992 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (21 College Tr): First appeared in published agency feed
Record 202610269867 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby remodel / interior alteration (303 30th St): First appeared in published agency feed
Record 202610269893 · Detected between snapshots
Source: San Francisco Department of Building Inspection, Building Permits · Snapshot diff within ½ mile
Nearby plan revision / deferred submittal (3801 Mission St): No longer present in latest agency feed
Record 202511210209 · 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 "Entitled" for 3.3 yr (first record Jul 13, 2023) with no new permit activity recorded in 3.3 yr. High-impact scale (39 housing units, 8 deed-restricted affordable across 0 permits).
Active in "Applied" for 4.7 yr (first record Feb 3, 2022) with no new permit activity recorded in 4.5 yr. High-impact scale (20 housing units, 6 deed-restricted affordable, $18,275,000 declared valuation across 1 permit).
Active in "Issued" for 10.1 yr (first record Sep 16, 2016) with no new permit activity recorded in 2.9 yr. High-impact scale (1 housing unit, $2,000,000 declared valuation across 1 permit).
Active in "Applied" for 20 mo (first record Mar 13, 2025) with no new permit activity recorded in 16 mo. High-impact scale (1 housing unit, $2,148,463 declared valuation across 1 permit).
High-impact scale (2 housing units, $1,800,000 declared valuation across 1 permit).
Active in "Issued" for 4.2 yr (first record Aug 9, 2022) with no new permit activity recorded in 2 yr. High-impact scale (2 housing units, $1,710,000 declared valuation across 2 permits).
Substantial improvements (additions, interior remodels, ADUs, commercial TI, and new builds) across 2,580 parcels
+15.2% YoY
City baseline: 91.1 / 1k
226 in trailing 24m
Includes 6 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 ($17,700/yr) + local voter-approved bond debt ($3,186/yr) + fixed direct levies/Mello-Roos ($450/yr).
Insurance & hazard context:
−$97,280/yr
Cash needed: $389,400
NOI: $10,121/yr
P&I: $8,950/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 | −$8,520/mo | -26.3% | $15,205/mo | −$8,535/mo |
| Base (your inputs) | Your entered assumptions, 3.0%/yr rent growth | $3,600/mo | −$8,107/mo | -25.0% | $14,074/mo | −$7,918/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 | −$7,869/mo | -24.3% | $13,747/mo | −$7,489/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 ↗
Applied2 unitsMar 9, 2026 – Mar 9, 2026
We group related permits and State housing reports into projects. That grouping is our inference, not an official record.
new construction of a 3-story over basement,type v-b, single family house with 3 bedrooms and 2.5 baths on a vacant lot. new construction of 1 attached 1 beroom adu on 1/f per state adu program.
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.
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 30, 2026
256A BEMIS ST; 256 BEMIS 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 7548/008. Assessed value is not market value.
Search by block/lot 7548/008 (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.