Free SF apartment background check

123-127 Ashbury St

North Panhandle, SF 94117 1195001D 2 units · 2 fl · 1921

This building has a substantial enforcement record over the last seven years, but recent activity points to a low risk of further maintenance problems in the next 12 months. Read the records below before you sign. Ask which issues were resolved, get repair commitments in writing, and inspect the unit yourself.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in North Panhandle — not a forecast
Above average
avg 1.7
23
FewerMore

This building has 23 novs (7y), above the North Panhandle average of 1.7.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 123-127 Ashbury 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 1921
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 1921
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 built1921
Total area2,504 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1195001D
Ownership

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

Mailing address
Luke Gilligan, Ttee 1819 Baker St San Francisco CA 94115
Last sale
August 17, 2017

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.

125 Ashbury St, San Francisco, CA 94117
123 Ashbury St, San Francisco, CA 94117
127 Ashbury St, San Francisco, CA 94117
Augrented Insights
Initial analysis

The property at 123-127 Ashbury Street is a 2-unit, 2-story multi-family residential building constructed in 1921 and currently owned by the Gilligan/lenny Fmly Trust. The building has undergone significant renovations in recent years, particularly in 2018-2019, including the installation of a comprehensive fire sprinkler system ($18,500), seismic upgrades ($75,000), and the conversion of a garage portion into an ADU with complete modern amenities ($120,000). More recent improvements include electrical system upgrades in 2020 when a second green tag was required by PG&E, indicating increased power requirements.

The building has a concerning history of violations and complaints dating back to 2016, with several active building violations still unresolved, including general dilapidation, window repairs, lead paint hazards, and various sanitation issues. Notably, there were serious safety concerns reported in 2015-2016 regarding electrical systems, including the use of extension cords and lack of proper utilities, which led to multiple housing inspection citations. While many systems have been upgraded during recent renovations, including new plumbing throughout (for five bathrooms, three kitchens, etc.), three new gas furnaces, and complete rewiring of units, the persistence of some active violations from 2016 raises questions about their resolution status. The property has also experienced recurring issues with parking violations, sidewalk graffiti, and one electrical systems-related fire complaint in 2016, though this specific issue was reportedly corrected within three weeks.

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

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Risk rating

How 123-127 Ashbury 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
74thpercentile

Out of 797 buildings in this neighborhood, 207 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
83%
No DBI
violation
17%
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.

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.

12-Month risk forecast
Low failure risk 17%
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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The story over time

123-127 Ashbury St event timeline

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

2026
311 Request Jan 03
Not offensive
sidewalk in front of property

See all 6 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 123-127 Ashbury St apartments

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

Side by side

How 123-127 Ashbury St compares to the neighborhood

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