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2560-2564 Pine St

Lower Pacific Heights, SF 94115 0656012A 5 units · 3 fl · 1900

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 Lower Pacific Heights — not a forecast
At or below average
avg 1.6
0
FewerMore

This building has 0 novs (7y), at or below the Lower Pacific Heights average of 1.6.

Rent & eviction protection

Is 2560-2564 Pine 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 1900
2 or more units
5 units
Property type
Multi-Family Residential
Zoning
RH2
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 1900
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
Floors3
Year built1900
Total area4,860 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot0656012A
Ownership

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

Owner name
Mailing address
1440 Virginia Way La Jolla CA 92037
Last sale
—

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.

2560 Pine St, San Francisco, CA 94115
2564 Pine St, San Francisco, CA 94115
2562 Pine St, San Francisco, CA 94115
Augrented Insights
Initial analysis

The 5-unit, 3-story multi-family residential building at 2560-2564 Pine Street in Lower Pacific Heights, built in 1900 and currently owned by the Boehm Family Trust, has undergone several significant safety and infrastructure upgrades in recent years. Most notably, from 2021 to 2023, the building's fire safety systems were substantially improved, including the installation of low-frequency sounders, a new fire alarm control panel, and adjustments to meet updated fire code requirements. The electrical system has also seen important upgrades, including a service upgrade in 2014 that replaced old fuse boxes with modern breakers and improved grounding systems.

The building has faced some maintenance challenges, including rear stairs repairs and repainting work in 2022 (valued at $3,000), and a notable history of violations and complaints regarding smoke detection systems in 2011, though these were promptly addressed and abated within two weeks. Recent building activity has largely focused on routine maintenance and safety upgrades, with no active violations or major safety concerns in the past decade. The property has experienced typical urban issues such as parking concerns and shared space violations, as documented in recent 311 calls, though these are related to public space management rather than building-specific problems. A two-story rear addition was proposed in historical planning records, though it's unclear from the available data whether this was ultimately completed.

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

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Risk rating

How 2560-2564 Pine 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
48thpercentile

Out of 670 buildings in this neighborhood, 348 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
73%
No DBI
violation
27%
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 age

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

Owner's portfolio size

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

12-Month risk forecast
Low failure risk 27%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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8 found
The story over time

2560-2564 Pine St event timeline

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

2023
Building Permit Jan 19
Rev to pa202105240919 per inspectors request. fix device counter for the horns. the horns should be a total of 24. no other changes shall be made to plans.
$1 · Complete

See all 4 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2560-2564 Pine St apartments

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

Side by side

How 2560-2564 Pine St compares to the neighborhood

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