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2631-2633 Clay St

Pacific Heights, SF 94115 0631035 2 units · 3 fl · 1924

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 Pacific Heights — not a forecast
At or below average
avg 1.5
0
FewerMore

This building has 0 novs (7y), at or below the Pacific Heights average of 1.5.

Rent & eviction protection

Is 2631-2633 Clay 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 1924
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.

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 1924
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
Units2
Floors3
Year built1924
Total area5,605 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0631035
Ownership

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

Mailing address
2633 Clay St San Francisco CA 94115
Last sale
September 27, 2019

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

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

2633 Clay St, San Francisco, CA 94115
2631 Clay St, San Francisco, CA 94115
Augrented Insights
Initial analysis

The three-story multi-family residential building at 2631-2633 Clay Street in Pacific Heights, owned by Christopher & Wa Neukermans, is a 1924 flats and duplex structure containing two units. The property has undergone several maintenance and repair projects over the past decade, with the most recent being an issued permit in February 2024 for significant wood siding replacement work at the rear of the building costing $25,000. Previous exterior maintenance includes rotted siding replacement in 2014, indicating ongoing attention to building upkeep. The building has undergone various interior improvements, including bathroom tile work in early 2014, and substantial electrical system upgrades in 2004-2005 involving new lighting, switches, receptacles, and panel work.

Recent incidents suggest some emerging concerns, particularly a current open sewage backup issue reported in February 2024 and multiple reports of abandoned Christmas trees in January 2025. The property has a history of parking-related issues, with several complaints about blocked driveways and sidewalk parking between 2023-2024, though enforcement officers were often unable to locate the vehicles in question. The building's systems have generally been maintained, with a fireplace gas line inspection in 2011 and various electrical system upgrades completed in 2004, including rewiring of the ground floor family room. The property has experienced minimal safety incidents, with only one recorded fire alarm activation in the data provided, which was determined to be unintentional with no injuries reported.

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

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Risk rating

How 2631-2633 Clay 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
92ndpercentile

Out of 963 buildings in this neighborhood, 77 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
90%
No DBI
violation
10%
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 risk forecast
Low failure risk 10%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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The story over time

2631-2633 Clay St event timeline

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

2024
Building Permit Feb 29
Replace sections of wood siding at back of building. approx 1000 sqft
$25,000 · Issued

See all 1 events

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

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Every record we have

Full data for 2631-2633 Clay St apartments

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

Side by side

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