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123 Joice St

Nob Hill, SF 94108 0243026 5 units · 2 fl · 1912

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Nob Hill — not a forecast
At or below average
avg 2.4
0
FewerMore

This building has 0 novs (7y), at or below the Nob Hill average of 2.4.

Rent & eviction protection

Is 123 Joice 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 1912
2 or more units
5 units
Property type
Multi-Family Residential
Zoning
RM4
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.

Statewide backstop · AB 1482

California Tenant Protection Act of 2019

Even when a building isn't covered by local rent stabilization, the statewide Tenant Protection Act (AB 1482) may still apply. It caps annual rent increases and requires the landlord to state a legal reason to end most tenancies.

15+ years since occupancy
Built 1912
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Local rent control likely takes priority. This building appears to fall under the local ordinance above, which is stronger than AB 1482. Where a local just-cause ordinance applies, its rules govern instead of the state cap.

AB 1482 does not apply to single-family homes and condos unless owned by a corporation, REIT, or an LLC with a corporate member; to owner-occupied duplexes; or to deed-restricted affordable housing. The Act is in effect until January 1, 2030. Not legal advice — see the California landlord–tenant guide.

Building characteristics
Units5
Floors2
Year built1912
Total area3,280 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0243026
Ownership

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

Mailing address
2b Living, Inc. 626 El Camino Real San Carlos CA 94070
Last sale
December 21, 2005

Landlord portfolio

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

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Augrented Insights
Initial analysis

The two-story, five-unit multi-family residential building at 123 Joice St in Nob Hill, built in 1912 and currently owned by Crawford Family Revocable Trust, has undergone significant recent safety improvements, most notably a comprehensive fire alarm system upgrade completed in late 2023 at a cost of approximately $23,434. This upgrade included the installation of a new fire alarm control panel, updated devices for compatibility, and the addition of low-frequency sounders in sleeping areas to meet current fire code requirements. The building has a documented history of safety violations from February 2006, when multiple issues were identified during a routine inspection, including problems with fire safety systems, egress obstructions, and general security concerns. However, all these violations were abated by April 2006.

The property has experienced some maintenance challenges in recent years, with two notable sewage backup incidents reported in March 2022, though these were resolved by the PUC Sewer Operations team. There have also been recurring issues with street cleaning and waste management in the vicinity, as evidenced by multiple 311 calls between 2022 and 2024, particularly regarding loose garbage and waste on public property, though some of these cases were determined to be private property concerns. The building's fire safety systems have received regular attention, as evidenced by the 2006 violations and the more recent 2023 upgrades, suggesting ongoing compliance with safety regulations. The property has not experienced any reported fire incidents beyond a false alarm activation. While the building has faced various maintenance and security challenges in the past, recent improvements to the fire safety system indicate investment in and attention to resident safety concerns.

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

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Risk rating

How 123 Joice 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

Lower risk — safer than most nearby

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

Typical — about average for the neighborhood

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

Higher risk — riskier than most nearby

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

Neighborhood percentile
78thpercentile

Out of 1125 buildings in this neighborhood, 248 are predicted to be safer. The band is relative to this neighborhood, so a share of every neighborhood falls in each colour.

RiskiestSafest
Predicted 12-month outcome
80%
No DBI
violation
20%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

Estimated permit spend (past 7 years)

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

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

12-Month risk forecast
Low failure risk 20%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

123 Joice St apartment reviews

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On the map

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8 found
The story over time

123 Joice St event timeline

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

2026
311 Request Jun 04
Pavement defect
Street Defect
311 RequestJun 03
Pavement defect

See all 9 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 123 Joice St apartments

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

Side by side

How 123 Joice St compares to the neighborhood

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