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1963-1965 Grove St

North Panhandle, SF 94117 1195015 2 units · 2 fl · 1914

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 North Panhandle — not a forecast
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 1963-1965 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 1914
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 1914
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 built1914
Total area3,040 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1195015
Ownership

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

Mailing address
1965 Grove St San Francisco CA 94117
Last sale
—

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.

1963 Grove St, San Francisco, CA 94117
1965 Grove St, San Francisco, CA 94117
Augrented Insights
Initial analysis

The property at 1963-1965 Grove Street is a two-unit, two-story multi-family residential building located in the Park North neighborhood, constructed in 1914 and currently owned by Keith S. and Emmy Y. Moore. The most significant recent renovation work was conducted in 2015, involving substantial improvements to both units, including kitchen and bathroom remodels, the addition of new bathrooms, and a 105 square foot horizontal ground floor addition valued at $80,000. This renovation also included the infill of a lightwell and conversion of a storage room into an art studio, with comprehensive electrical and plumbing updates including new fans, kitchen hood flues, and water heater installations. The building has undergone regular maintenance over the years, with records showing repairs for dry rot in 1984, minor garage door repairs in 2009, and street space/sidewalk repairs in 2005.

The property has been subject to standard urban living challenges as evidenced by three 311 calls since 2012: a pavement defect in 2022, a sidewalk parking violation in 2021 (resulting in a citation), and a street cleaning request in 2012. Planning records indicate some modifications to the building's layout, including a half-bathroom addition and 8-foot-high infill work, though these changes were completed under existing permits. Notably, proper permitting procedures appear to have been followed for all major improvements, with permits for both plumbing and electrical work properly completed and renewed as necessary in 2016. The most recent building improvements, completed in 2015, appear to have addressed both functional and aesthetic aspects of the property, significantly enhancing the living spaces in both units while also adding valuable new facilities.

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

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Risk rating

How 1963-1965 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

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
72ndpercentile

Out of 797 buildings in this neighborhood, 223 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.

Construction spend, owner's portfolio

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

Estimated permit spend (past 7 years)

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

Building permits, owner's portfolio

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

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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Buildings nearby
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The story over time

1963-1965 Grove St event timeline

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

No dated public records on file yet.
Every record we have

Full data for 1963-1965 Grove St apartments

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

Side by side

How 1963-1965 Grove St compares to the neighborhood

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