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21-23 Iris Ave

Jordan Park/Laurel Heights, SF 94118 1042004 2 units · 2 fl · 1949

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Jordan Park/Laurel Heights
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Jordan Park/Laurel Heights average of 0.9.

Rent & eviction protection

Is 21-23 Iris Ave 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 1949
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.

Building characteristics
Units2
Floors2
Year built1949
Total area3,088 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1042004
Ownership

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

Owner name
Hardy/Passalacqua Fmly Revo
Mailing address
Hardy Donald E & Passalacqu 700 Lombard St San Francisco CA 94133
Last sale
021110

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

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

23 Iris Ave, San Francisco, CA 94118
21 Iris Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The two-unit residential building at 21-23 Iris Avenue, located in the Jordan Park/Laurel Heights neighborhood, is a 2-story flats and duplex structure built in 1949, currently owned by Hardy/passalacqua Fmly Revo. The property has undergone several significant renovations and improvements over the years, with the most recent major upgrade being the installation of an electric vehicle charger in November 2022. In 2009, the building experienced some maintenance issues when two unauthorized decks on the second and third stories were removed due to dry rot, leading to a Notice of Violation from July 2009 that was eventually abated in December 2011. This incident resulted in multiple permits for window replacements and repairs, including the installation of energy-efficient windows with a maximum U-factor of 0.67.

Prior to these events, 2008 was marked by ambitious renovation plans, including bathroom and kitchen remodels, though some of these permits were eventually cancelled. The building has benefited from consistent maintenance, including a complete electrical upgrade in 2009 with the installation of a new sub-panel and grounding for existing plugs, as well as a furnace replacement with new PVC flue installation. Earlier maintenance work included roofing work in 2002 and various other improvements. The planning records indicate proposals for horizontal additions and facade updates, demonstrating ongoing interest in maintaining and improving the property, though not all proposed projects have been executed as originally intended.

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

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Risk rating

How 21-23 Iris Ave'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

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
82th percentile

Out of 272 buildings in this neighborhood, 49 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
89%
No DBI
violation
11%
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.

DBI complaint rate, owner's portfolio

Per-building complaint rate across the owner's portfolio.

Building permits, owner's portfolio

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

12-Month severity forecast
No violation 82.3%
Moderate concern 13.1%
Severe concern 4.6%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

21-23 Iris Ave event timeline

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

2022
Electrical Permit Nov 23
Install dedicated line for ev charger.
Complete

See all 1 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 21-23 Iris Ave apartments

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

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