Free SF apartment background check

332-334 Spruce St

Presidio Heights, SF 94118 1011017 2 units · 2 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 Presidio Heights — not a forecast
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Presidio Heights average of 1.2.

Rent & eviction protection

Is 332-334 Spruce 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
2 units
Property type
Multi-Family Residential
Zoning
RH1
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
Units2
Floors2
Year built1900
Total area3,070 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1011017
Ownership

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

Mailing address
Philip M & Ella Miyamoto Tr 334 Spruce St San Francisco CA 94118
Last sale
—

Landlord portfolio

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

Unlock complete report
Multiple entrances & addresses

Included addresses

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

334 Spruce St, San Francisco, CA 94118
332 Spruce St, San Francisco, CA 94118
Augrented Insights
Initial analysis

The property at 332-334 Spruce Street is a two-unit, two-story multi-family residential building located in Presidio Heights, built in 1900 and currently owned by Philip & Ella Miyamoto since 2006. The building has undergone several significant improvements over the past two decades, with the most recent being a $15,000 bathroom remodel on the second floor completed in 2021, which included combining existing facilities into a full bathroom with new fixtures and vanity. Prior major renovations include a 2007 kitchen remodel in unit 334, window replacements in 2004 (13 windows) and 2010 (in-kind side yard fence), and the replacement of a dry-rotted rear stair in 2002, which served as a second means of egress.

The building's maintenance record shows regular upkeep of essential systems, including a house trap exchange in 2014, though there's an expired garage door operator permit from 2008 that should be noted for completeness. The property has experienced some infrastructure challenges in the surrounding area, particularly in 2016 when there were multiple reports of pavement defects on Spruce Street, with seven separate complaints recorded between May and August of that year. However, these were street-related issues rather than building-specific problems. The only recorded fire incidents at the address were for public service assistance and emergency medical services, neither of which involved civilian injuries and do not appear to be related to the building's condition or safety.

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

Free account unlocks the full analysis — plus 2× more records across all data categories and the complete landlord portfolio.
Risk rating

How 332-334 Spruce 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
87thpercentile

Out of 181 buildings in this neighborhood, 24 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
87%
No DBI
violation
13%
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 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.

Building permits, owner's portfolio

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

12-Month risk forecast
Low failure risk 13%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

332-334 Spruce St apartment reviews

Real experiences from people who have lived here. Share yours to help other renters decide.

Share your experience — Help other renters by leaving an honest apartment review

Create account

Loading reviews…

On the map

Compare nearby alternatives

This building and nearby alternatives, color-coded by risk level. Click any marker to explore.

Buildings nearby
8 found
The story over time

332-334 Spruce St event timeline

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

2025
Building Permit Mar 06
Replace 9 street visible windows; 3 non street visible window; visible (e) wood, (n) aluminum clad wood-double hung; other (e) wood (n) wood composite - double hung awning no size change <.30 max.
$53,067 · Complete

See all 4 events

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

Unlock complete timeline
Every record we have

Full data for 332-334 Spruce St apartments

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

Side by side

How 332-334 Spruce St compares to the neighborhood

This building against comparable properties in Presidio Heights. Toggle filters to narrow the peer group.

Loading comparables…
Still apartment hunting in SF?

Look up the next apartment before you sign

Search any SF address free — no account needed to see the risk rating.

Search another address Get full report
Simple pricing

Get the complete picture

Every plan unlocks the complete report: all 13 SF datasets, full history, landlord portfolio, and PDF & Excel exports.

Pay once

Report Bundle

For the buildings you're deciding on right now

$10one time

3premium reports

$3.33 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 3 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 3 Reports — $10
Pay once

Apartment Hunter

For a wide search across many buildings

$39one time

30premium reports

$1.30 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 30 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 30 Reports — $39
Most Popular Current plan
Subscription

Renter

For the weeks when the stakes are highest

$8.33/mo

5premium reports / mo

Billed $100/year — save $44 vs monthly

Renews automatically until you cancel.

  • Unlimited standard reports — 50 records per dataset
  • 5 premium AI reports per month — live data, 200 records per dataset, all 27 record types
  • PDF & Excel exports on every report
  • Compare up to 10 buildings side-by-side
  • Full event timeline — every year of history
  • Landlord portfolio & ownership insights
Start Your Search

Less than $0.28/day. Cancel anytime.

Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning

Watch 332-334 Spruce St
Get alerted the moment a new violation or complaint is filed.