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2238 Bush St

Lower Pacific Heights, SF 94115 0659034 2 units · 1905

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 2238 Bush 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 1905
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
FILLMR
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 1905
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
Floors—
Year built1905
Total area3,010 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot0659034
Ownership

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

Mailing address
Downey Gerard & Felicia Tte 2240 Bush St San Francisco CA 94115
Last sale
March 19, 1997

Landlord portfolio

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

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Augrented Insights
Initial analysis

The property at 2238 Bush Street in Lower Pacific Heights is a two-unit multi-family residential building constructed in 1905, currently owned by Gerard and Felicia Downey Lvg. The building has experienced a recurring issue with graffiti, particularly on its commercial facade, with five documented incidents between March 2023 and December 2024. Most of these graffiti cases were classified as "Not Offensive," and while some were resolved through inspections that found no existing graffiti, the building's surface appears to have been a frequent target. The property underwent a successful lot split in 2023-2024, allowing for the individual sale of two residential buildings, with CEQA Clearance issued and Variance approved.

Recent maintenance issues have included various street-level concerns, such as a Christmas tree disposal call in January 2025, an open graffiti complaint from December 2024, and instances of illegal postings and sidewalk cleaning needs. A parking-related incident involving a driveway blockage was reported and resolved in June 2023, and other miscellaneous service requests were addressed, including a human or animal waste report in May 2023 which resulted in no findings. It's worth noting that during 2023, there was a temporary suspension of enforcement of the San Francisco Graffiti Ordinance due to the COVID pandemic, which contributed to a backlog of graffiti complaints that year. While many of these reported issues were resolved through various city departments, the building's exterior, particularly its commercial facade, appears to have required more frequent attention than typical for a residential building of this type.

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

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Risk rating

How 2238 Bush 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
71stpercentile

Out of 670 buildings in this neighborhood, 194 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
83%
No DBI
violation
17%
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 permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

Building age

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

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 17%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

2238 Bush St apartment reviews

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On the map

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The story over time

2238 Bush St event timeline

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

2026
311 Request May 07
Other parking type
on ground leaning
311 RequestMay 06
Abandoned vehicle

See all 4 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2238 Bush St apartments

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

Side by side

How 2238 Bush St compares to the neighborhood

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