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2786-2788 Bush St

Lower Pacific Heights, SF 94115 1048022 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 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 2786-2788 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 1900
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 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 area2,688 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1048022
Ownership

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

Mailing address
12636 High Bluff Dr #400 San Diego CA 92130
Last sale
April 29, 2022

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.

2786 Bush St, San Francisco, CA 94115
2788 Bush St, San Francisco, CA 94115
Augrented Insights
Initial analysis

The two-unit residential building at 2786-2788 Bush Street in Lower Pacific Heights, owned by Trilion Capital Fund LLC, is a historic two-story structure built in 1900 that has undergone significant renovations in recent years. Most notably, in 2021-2022, both units received substantial interior remodels including kitchen relocations, bathroom additions, and laundry installations, with associated electrical and plumbing work completed in July 2021. The building received new windows throughout in late 2022, with energy-efficient aluminum-clad wood windows installed at a cost of $40,000. Structural and safety improvements have also been undertaken, including garage modifications in 2021 to improve vehicle access, drywall replacement in 2018, and important foundation work in 2013 to address dry rot issues along the west foundation, which involved replacing support beams and bricks.

The property has experienced some maintenance challenges and regulatory scrutiny over the years, including a 2013 complaint about dry rot in the front stairs (which was abated) and a 2018 incident involving unpermitted water heater installations that resulted in violations requiring inspection of plumbing systems. External to the building itself, there have been several municipal service calls regarding street maintenance, including graffiti removal, garbage concerns, and occasional reports of abandoned vehicles nearby. While there was one fire incident recorded for a hazardous condition, no civilian injuries were reported. The building's recent history shows significant investment in modernization and safety improvements, with all major construction work appearing to be properly permitted and completed, although there have been instances of unpermitted work in the past that were subsequently addressed through proper channels.

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

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Risk rating

How 2786-2788 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
96thpercentile

Out of 670 buildings in this neighborhood, 27 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.

Building age

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

Director's hearings, owner's portfolio

Escalated DBI enforcement actions across all of this owner's buildings.

Property class: single-family home

Single-family homes (class A) have distinct violation and complaint patterns from multi-family buildings.

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

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On the map

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8 found
The story over time

2786-2788 Bush St event timeline

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

2022
Building Permit Dec 28
Changing the front, side, and back windows - (9) street facing (aluminum-clad wood), (27) windows in total. changing the side door. u = .30 max
$40,000 · Complete

See all 8 events

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

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Every record we have

Full data for 2786-2788 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 2786-2788 Bush St compares to the neighborhood

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