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1535 Grove St

North Panhandle, SF 94117 1199030 2 units · 2 fl · 1925

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 1535 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 1925
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH3
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 1925
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 built1925
Total area2,575 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1199030
Ownership

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

Mailing address
Leigh I Culpepper Trustee 1535 Grove St San Francisco CA 94117
Last sale
July 14, 2000

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 1535 Grove Street in Park North, owned by Leigh I Culpepper Revoc Tru, was constructed in 1925 and consists of two stories. Recent improvements to the property include several window replacements and stucco work, with the most significant renovation completed in February 2023 involving wood repair under stucco and installation of three new windows with efficient U-factor ratings. Prior to this, in November 2022, two additional windows were replaced. The building has undergone various maintenance activities over the years, including a foundation bolting project in 2000 (permit expired) and multiple window installations between 1989 and 1991, along with reroofing in 1995 and vinyl siding application in 1992.

The property has experienced recurring issues with the sidewalk and street conditions, notably ongoing concerns with lifted sidewalks attributed to tree roots, with open cases reported in 2020 and evidence of similar issues in 2018. There have been several public works incidents reported in the vicinity, including hazardous materials (glass) and waste management issues, though most of these cases have been resolved. During 2020-2022, there were documented cases of illegal sidewalk parking, which were addressed by parking enforcement. A garage door operator installation was completed in 2003, indicating some modernization of the property. The most recent building improvements, including multiple energy-efficient window installations, suggest ongoing maintenance and upgrading of the property systems, though the open sidewalk/tree root issues may require further attention.

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

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Risk rating

How 1535 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
82ndpercentile

Out of 797 buildings in this neighborhood, 143 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
85%
No DBI
violation
15%
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.

Estimated permit spend (past 7 years)

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

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

12-Month risk forecast
Low failure risk 15%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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The story over time

1535 Grove St event timeline

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

2023
Building Permit Feb 07
Wood repair under stucco apply stucco 3 new window replace - with wood aluminum clad and casements within the existing openings.same size, same location, max u-factor 0.30.
$6,000 · Complete

See all 2 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 1535 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 1535 Grove St compares to the neighborhood

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