Free SF apartment background check

647-649 Spruce St

Jordan Park/Laurel Heights, SF 94118 1065012 2 units · 3 fl · 1925

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 647-649 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 1925
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
Floors3
Year built1925
Total area2,330 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1065012
Ownership

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

Owner name
Vga San Francisco Llc
Mailing address
Galina Vaysman Manager 200 Valley Dr Unit 26 Brisbane CA 94005
Last sale
091619

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.

647 Spruce St, San Francisco, CA 94118
649 Spruce St, San Francisco, CA 94118
Augrented Insights
Initial analysis

The three-story multi-family residential building at 647-649 Spruce Street, owned by Vga San Francisco Llc, was constructed in 1925 and contains two units. The property has undergone significant renovations and faced several maintenance challenges in recent years. Most notably, in late 2018, there were multiple substantial improvements including a bathroom remodel with custom shower and new fixtures ($20,000), electrical upgrades, and plumbing work throughout one unit. This followed a series of concerning events in 2017-2018 when the building experienced water heater issues that caused leaks affecting multiple floors, unauthorized work by contractors, and concerns about an allegedly illegal lower-level unit. The owner subsequently completed several permits to address these issues, including kitchen and bathroom remodels, electrical upgrades, and furnace replacement.

The building's maintenance history shows attention to infrastructure improvements, with records indicating window replacements, reroofing (1999), and various permitted renovations. However, the property has had recurring plumbing-related issues, as evidenced by complaints and permits addressing sewer line upgrades and bathroom remodeling. More recent records (2022-2024) primarily show external parking-related concerns, with multiple reports of sidewalk parking violations near the property. The building's historical permits from 1989 indicate prior proposals for development and change of use, though these were withdrawn. While the recent renovations suggest significant investment in the property's upkeep, the earlier water damage incidents and unauthorized work period indicate a history of maintenance challenges that required various inspections and compliance measures to resolve.

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

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Risk rating

How 647-649 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

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
50th percentile

Out of 272 buildings in this neighborhood, 136 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
82%
No DBI
violation
18%
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 82.4%
Moderate concern 13.2%
Severe concern 4.4%
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

647-649 Spruce St event timeline

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

2025
311 Request Sep 01
Parking on sidewalk
Parking Enforcement
311 RequestAug 19
Parking on sidewalk

See all 5 events

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

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Every record we have

Full data for 647-649 Spruce St apartments

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

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