Free SF apartment background check

119-121 Belvedere St

Cole Valley/Parnassus Heights, SF 94117 1252005 4 units · 3 fl · 1900

This building has more problems than most buildings in this neighborhood. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Cole Valley/Parnassus Heights
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Cole Valley/Parnassus Heights average of 0.9.

Rent & eviction protection

Is 119-121 Belvedere 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 1900
2 or more units
4 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.

Building characteristics
Units4
Floors3
Year built1900
Total area4,062 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1252005
Ownership

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

Owner name
Muza Living Trust
Mailing address
Muza Sergey Y, Trustee 121 Belvedere St Apt B San Francisco CA 94117
Last sale
033004

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.

121 A Belvedere St, San Francisco, CA 94117
119 Belvedere St, San Francisco, CA 94117
Augrented Insights
Initial analysis

The three-story, four-unit multi-family residential building at 119-121 Belvedere Street, owned by Muza Living Trust, was constructed in 1900 and has undergone several significant renovations and repairs over the years. Most recently, in 2023, there were reports of parking violations near the property, with vehicles blocking driveways in July 2023 and November 2020. In 2019, there were maintenance issues addressed regarding an overgrown tree on the property, which was pruned during regular maintenance, and a parking sign that was removed. The building's historical maintenance record shows attention to structural and safety issues, including the repair of rear exterior stairs and handrails in 2006 (which had been previously cited for violation), and more substantial renovations such as reroofing work completed in 2005 (cost: $1,500) and the removal of an illegal ground floor unit in 1996. There have been two significant housing-related incidents on record: a 2000 case involving gas leaks and the need for security improvements to interior doors, and a 2006 case requiring stair repairs and fire extinguisher maintenance, both of which were resolved within two months of being reported. The building also underwent interior improvements in 2000, including kitchen renovations and the legalization of a social room in the basement. While the property has had various maintenance issues over the years, there have been no active violations or complaints in recent years, and all historical violations were addressed and resolved.

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

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Risk rating

How 119-121 Belvedere 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
28th percentile

Out of 526 buildings in this neighborhood, 379 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
67%
No DBI
violation
33%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

Building age

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

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 57.9%
Moderate concern 21.0%
Severe concern 21.1%
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

119-121 Belvedere St event timeline

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

2023
311 Request Jul 30
Blocking driveway cite tow
Gray - Volkswagen - 7UJV974

See all 1 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 119-121 Belvedere St apartments

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

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Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning

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