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2450-2456 Van Ness Ave

Russian Hill, SF 94109 0547013 6 units · 3 fl · 1950

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 Russian Hill
At or below average
avg 1.9
0
FewerMore

This building has 0 novs (7y), at or below the Russian Hill average of 1.9.

Rent & eviction protection

Is 2450-2456 Van Ness Ave 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 1950
2 or more units
6 units
Property type
Multi-Family Residential
Zoning
RC3
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
Units6
Floors3
Year built1950
Total area5,644 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0547013
Ownership

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

Owner name
Phillip K & Bethany J Chan
Mailing address
Chan Bruce A Successor Ttee 413 Appian Way Union City CA 94587
Last sale
000000

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.

2456 Van Ness Ave, San Francisco, CA 94109
2450 Van Ness Ave, San Francisco, CA 94109
2452 Van Ness Ave, San Francisco, CA 94109
Augrented Insights
Initial analysis

The three-story multi-family residential building at 2450-2456 Van Ness Avenue in Russian Hill, owned by Phillip K & Bethany J Chan, was constructed in 1950 and contains 6 units. The property has undergone several maintenance and improvement projects over the years, including a reroofing project in 2001 costing $4,800, and the replacement of a furnace in unit #201 in 2017. The building experienced a significant cluster of fire safety and gas utility violations in 2004, involving issues with fire extinguishers, fire escape ladder maintenance, and gas meter instructions, though all were abated by August 2005. A more recent complaint in 2018 raised concerns about uncontained lead paint dust during wall sanding work, though this issue appears to have been resolved.

The property has maintained an active record of responding to various infrastructure needs and compliance requirements over the years, with its most recent building maintenance activity being the 2017 furnace replacement. An alarm system complaint was filed in 2015 but was found to have no merit. While the building itself has no active violations as of 2023, the surrounding area has experienced recurring issues with garbage and debris on the street, with multiple 311 calls in 2024, including reports of furniture, human waste, and graffiti. Two tree maintenance requests were filed in July 2024, with one remaining open as of October 2023.

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

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Risk rating

How 2450-2456 Van Ness Ave'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
43th percentile

Out of 1133 buildings in this neighborhood, 646 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
71%
No DBI
violation
29%
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.

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Building size

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

12-Month severity forecast
No violation 48.6%
Moderate concern 16.5%
Severe concern 34.9%
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

2450-2456 Van Ness Ave event timeline

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

2026
Building Permit Jun 02
Convert g/f t o2 new residential units. renovate 2nd flor unit #201.
$175,000 · Filed
Building PermitMar 04
Voluntary strengthening per ab-094.

See all 3 events

Full history back to 2026 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2450-2456 Van Ness Ave apartments

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

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