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2726-2728 Pine St

Lower Pacific Heights, SF 94115 1028013A 2 units · 3 fl · 1890

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

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 2726-2728 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 1890
2 or more units
2 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 1890
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 built1890
Total area4,208 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1028013A
Ownership

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

Owner name
Mailing address
2728 Pine St San Francisco CA 94115
Last sale
October 19, 2012

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.

2728 Pine St, San Francisco, CA 94115
2726 Pine St, San Francisco, CA 94115
Augrented Insights
Initial analysis

This 2-unit multi-family residential building, located at 2726-2728 Pine Street in Lower Pacific Heights, is a 3-story flats and duplex structure built in 1890 and currently owned by Matthew McLeod. The property has undergone significant improvements over the past decade, most notably in 2014-2016 when substantial work was completed to transform an unfinished ground floor into usable living space with a garage, bathroom, and wetbar, costing approximately $325,000. This renovation period included multiple permits for structural revisions, shoring, electrical upgrades, and plumbing modifications. A concerning issue was reported in 2018 regarding potential unpermitted dwelling unit use with kitchen facilities on the lowest floor level, though this complaint was marked as not active.

The building has experienced several maintenance and compliance issues over its history, including multiple violations in 2005 related to unpermitted window installations, which were resolved by 2006. There was also a sewer overflow issue in 2004 that was promptly addressed. The property underwent significant electrical and plumbing work between 2006-2013, including a complete electrical rewiring project and multiple furnace replacements. More recently, in 2023, there have been recurring parking-related complaints near the property, though these are not directly related to the building's condition or safety. The most recent building-related activities appear to be primarily maintenance-oriented, with multiple 311 calls in 2023 regarding tree damage and parking issues, rather than significant structural or habitability concerns.

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

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Risk rating

How 2726-2728 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
97thpercentile

Out of 670 buildings in this neighborhood, 20 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
96%
No DBI
violation
4%
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.

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

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 4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

2726-2728 Pine St apartment reviews

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On the map

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8 found
The story over time

2726-2728 Pine St event timeline

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

2023
311 Request Apr 06
Blocking driveway cite only
Dark Gray - Subaru Impreza - 8MIG701

See all 1 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2726-2728 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 2726-2728 Pine St compares to the neighborhood

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