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2345 Larkin St

Russian Hill, SF 94109 0525003 13 units · 3 fl · 1912

This building has significantly more problems than most nearby buildings. Renters here report frequent, slow-to-fix problems. Get repair promises in writing and check the unit before signing.

NOVs (7y) vs. neighborhood
Compared to a typical building in Russian Hill
Above average
avg 1.9
8
FewerMore

This building has 8 novs (7y), above the Russian Hill average of 1.9.

Rent & eviction protection

Is 2345 Larkin 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
13 units
Property type
Multi-Family Residential
Zoning
RM2
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
Units13
Floors3
Year built1912
Total area8,265 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0525003
Ownership

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

Mailing address
Russell B Flynn, Managing M 1145 Bush St San Francisco CA 94109
Last sale
031213

Landlord portfolio

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

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Augrented Insights
Initial analysis

2345 Larkin Street is a three-story, 13-unit multi-family residential building located in Russian Hill, built in 1912 and currently owned by 2345 Larkin Apts Lp. The building has undergone several significant safety upgrades in recent years, most notably a comprehensive fire alarm system upgrade completed in 2023 costing $31,200 to comply with San Francisco Fire Code Section 1103.7.6.1, followed by an equipment list update in December 2023. The property completed its mandatory soft-story retrofit in 2017 (Tier 3) and has addressed multiple fire safety concerns, including the installation of low-frequency sounders in sleeping areas (2022) and various fire alarm system modifications. Multiple units have received individual upgrades, including units 1, 3, 4, and 14, which underwent kitchen and bathroom remodels between 2007-2018.

The building's maintenance history shows regular attention to safety and compliance requirements, though there have been occasional issues requiring correction. Notably, there were multiple fire safety violations recorded in 2024 concerning alarm systems and extinguishers, though these were abated by September 2024. The property has experienced some historical challenges, including a cluster of violations in 2001 related to fire safety and security requirements, all of which were resolved. Recent tenant complaints in 2024 have focused on general maintenance issues, which are currently marked as not active. The building's infrastructure improvements have included a 2018 attempt to add an ADU with three bedrooms and bathrooms, though this permit was ultimately cancelled. Recent 311 calls from January 2025 have primarily concerned external issues such as garbage, debris removal, and graffiti, which were generally resolved through appropriate channels.

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

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Risk rating

How 2345 Larkin 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
12th percentile

Out of 1133 buildings in this neighborhood, 997 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
23%
No DBI
violation
77%
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.

Building size

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

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

12-Month severity forecast
No violation 24.5%
Moderate concern 31.4%
Severe concern 44.1%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

2345 Larkin St apartment reviews

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On the map

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The story over time

2345 Larkin St event timeline

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

2025
Fire Complaint Apr 30
Sprinkler/Standpipe Systems
No Merit

See all 18 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2345 Larkin St apartments

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

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