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2161-2163 Grove St

North Panhandle, SF 94117 1193029 2 units · 2 fl · 1906

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 North Panhandle
At or below average
avg 1.7
0
FewerMore

This building has 0 novs (7y), at or below the North Panhandle average of 1.7.

Rent & eviction protection

Is 2161-2163 Grove 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 1906
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 built1906
Total area2,770 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1193029
Ownership

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

Owner name
Breen Briana Brandan
Mailing address
2163 Grove St San Francisco CA 94117
Last sale
101210

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.

2161 Grove St, San Francisco, CA 94117
2163 Grove St, San Francisco, CA 94117
Augrented Insights
Initial analysis

The two-unit multi-family residential building at 2161-2163 Grove Street, owned by Breen Briana Brandan, was constructed in 1906 and is classified as a Flats & Duplex structure. The property has undergone significant renovations and modifications over the past decade, with the most substantial work occurring in 2018 when habitable space expansion was legalized, including the conversion of storage areas into an office and kitchenette/laundry facilities. This project, valued at approximately $17,120, followed a previous history of complaints regarding unauthorized modifications. The building's utilities received attention in 2011 with a major electrical upgrade, including a new 200-amp panel installation and rewiring of the basement floor, though some permits did expire without finalization.

Recent maintenance concerns have emerged, particularly regarding sewer issues, with multiple 311 calls reporting sewage backup problems in late 2023 and 2024. The property has experienced several permit-related adjustments, including garage door replacements and various street space permits, with the most recent building work involving electrical finalization in early 2023. Historical complaints include unauthorized construction in 2018 and an illegal garage unit complaint from 1998, though these issues were subsequently addressed. The building's recent history shows ongoing infrastructure maintenance needs, particularly concerning waste and sewer systems, with multiple service requests in 2024 related to these issues. The property appears to have undergone significant modernization efforts while facing typical urban maintenance challenges in the current environment.

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

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Risk rating

How 2161-2163 Grove 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
45th percentile

Out of 797 buildings in this neighborhood, 438 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
72%
No DBI
violation
28%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Permit rate, owner's portfolio

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

Estimated permit spend (past 7 years)

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

12-Month severity forecast
No violation 62.1%
Moderate concern 28.8%
Severe concern 9.1%
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

2161-2163 Grove St event timeline

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

2024
311 Request Jul 18
Sewage back-up discharge
from catch basin

See all 5 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2161-2163 Grove St apartments

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

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