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386-388 Chestnut St

Telegraph Hill, SF 94133 0054016C 2 units · 2 fl · 1940

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Telegraph Hill
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Telegraph Hill average of 1.2.

Rent & eviction protection

Is 386-388 Chestnut St rent-controlled?

San Francisco's Rent Ordinance caps rent increases and provides eviction protection for most residential units built before 1979 with 2+ units. Here's how this building scores.

Built before 1979
Built 1940
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH3
Likely rent-controlled. Building age and unit count suggest this property falls under San Francisco's Rent Ordinance.

Based on SF Assessor records. Not legal advice — confirm with the SF Rent Board.

Building characteristics
Units2
Floors2
Year built1940
Total area3,820 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot0054016C
Ownership

Registered owner per SF Assessor-Recorder (secured roll).

Owner name
Robert & Irene L Tibbits Re
Mailing address
Irene Lindbeck Tibbits,surv 386 Chestnut St San Francisco CA 94133
Last sale
111805

Landlord portfolio

Other SF properties this owner holds, with risk grades for each.

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

386 Chestnut St, San Francisco, CA 94133
388 A Chestnut St, San Francisco, CA 94133
388 Chestnut St, San Francisco, CA 94133
Augrented Insights
Initial analysis

The two-unit residential building at 386-388 Chestnut Street in Telegraph Hill, owned by Robert & Irene L Tibbits Re, is a two-story flats and duplex structure built in 1940. The property has undergone several significant improvements over the years, with the most recent major work being the installation of an 80% AFUE 70k BTU gas furnace in February 2024. Other substantial upgrades include a comprehensive bathroom renovation on the second and third floors in 2004 (valued at $30,000), the addition of a second-floor bathroom in 2004 ($30,000), and a complete reroofing project in 2009 ($20,000). The building has also seen various infrastructure improvements including sidewalk repairs in 2016 and waterproofing work on the second-floor exterior stairs in 2013.

The property's maintenance record shows regular upkeep of essential systems, with recent electrical work completed in 2004 involving the installation of lighting, switches, receptacles, and exhaust fans. Planning records indicate an unsuccessful attempt to add a third dwelling unit with tandem parking in a previous application. The surrounding area has experienced some maintenance issues, including tree cavity concerns identified in a 2015 inspection, though these were not deemed safety risks. The building's location has had minimal recent disturbances, with only routine parking enforcement issues recorded in 2022 and a temporary moving sign request in 2013. The property appears to be well-maintained, with consistent historical records of addressing both structural and system-related improvements.

AI-generated · may contain errors · check the source data tables below

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Risk rating

How 386-388 Chestnut St's risk score is calculated

We trained a model on 7 years of SF DBI inspection data — notice of violation filings, complaint history, and owner track records. It estimates the probability that DBI inspectors will issue a Notice of Violation at this address in the next 12 months. Lower % = safer.

What the score means for you

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
88th percentile

Out of 684 buildings in this neighborhood, 82 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
94%
No DBI
violation
6%
DBI violation
likely
Model explanation

What's driving this score

The three data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.

Building size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

12-Month severity forecast
No violation 91.2%
Moderate concern 4.6%
Severe concern 4.2%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

386-388 Chestnut St event timeline

Violations, complaints, fire incidents, permits, and buyouts — most recent records in order.

2025
311 Request Jul 12
Garbage and debris
electronics

See all 2 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 386-388 Chestnut St apartments

13 SF public datasets for this parcel — permits, violations, complaints, fire records, 311 calls, planning records, and buyouts.

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