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435 Parker Ave

Lone Mountain, SF 94118 1137005 2 units · 2 fl · 1965

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 Lone Mountain — not a forecast
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Lone Mountain average of 0.9.

Rent & eviction protection

Is 435 Parker 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 1965
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 1965
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 built1965
Total area4,002 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1137005
Ownership

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

Mailing address
Vives Inocencia J, Ttee 435 Parker Ave San Francisco CA 94118
Last sale
—

Landlord portfolio

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

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Augrented Insights
Initial analysis

The two-unit residential building at 435 Parker Avenue in the Lone Mountain neighborhood, owned by Inocencia J Vives Survivors, is a two-story flats and duplex structure built in 1965. The property has experienced several significant maintenance and compliance issues over the past decade, with particular concern about unauthorized units. In June 2017, two complaints were filed regarding possible illegal units, specifically focusing on the lower level, though these cases are currently listed as not active. The building has had recurring sewer-related problems, with three documented sewage backup incidents between 2013 and 2017, including one in December 2017 involving an out-of-catch-basin situation that required intervention from PUC Sewer Operations.

The property's maintenance history shows a pattern of infrastructure challenges, particularly in 2013 when two separate sewage backup incidents were reported within a one-day period, which required fieldwork to address. Other notable incidents include a water leak report in January 2015, medical waste (needles) found in July 2018, and an illegal parking issue in November 2021 involving a possibly abandoned vehicle. The building's exterior environment has also required attention, with cases of loose garbage requiring general cleaning in January 2017 and illegal postings in October 2015, though the latter was resolved upon inspection. While some of these issues have been resolved (as noted in their respective case statuses), the property has experienced ongoing challenges with both plumbing systems and unauthorized unit concerns over the years.

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

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Risk rating

How 435 Parker 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

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
85thpercentile

Out of 519 buildings in this neighborhood, 78 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
91%
No DBI
violation
9%
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 size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Construction spend, owner's portfolio

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

Building permits, owner's portfolio

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

12-Month risk forecast
Low failure risk 9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

435 Parker Ave apartment reviews

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On the map

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The story over time

435 Parker Ave event timeline

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

2026
Building Permit Apr 14
Recommencement and completion of work approved under pa# 202502261156.
$63,000 · Issued
Electrical PermitMar 16
Upgrade existing main electrical service panel to 200 amps. replace three existing fuse-type subpanels with new circuit breaker load centers.

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 435 Parker Ave apartments

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

Side by side

How 435 Parker Ave compares to the neighborhood

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