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21-23 Beulah St

Cole Valley/Parnassus Heights, SF 94117 1261027 2 units · 2 fl · 1900

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 Cole Valley/Parnassus Heights — not a forecast
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 21-23 Beulah 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
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 1900
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 built1900
Total area3,320 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1261027
Ownership

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

Owner name
Mailing address
Dewolf Realty Company Po Box 591540 San Francisco CA 94159
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.

23 Beulah St, San Francisco, CA 94117
21 Beulah St, San Francisco, CA 94117
Augrented Insights
Initial analysis

The two-unit residential building at 21 Beulah St (now corrected to 23 Beulah St) in the Parnassus/Ashbury Heights neighborhood has undergone significant recent renovations and has a long history of maintenance challenges. Most notably, in April 2024, the property underwent substantial upgrades including new kitchen cabinets, bathroom remodels, and comprehensive electrical and plumbing improvements totaling $85,000, with all associated permits successfully completed by July 2024. These improvements included new electrical wiring, code-compliant receptacles, lighting, switches, bathroom fixtures, and plumbing systems. However, the building's history reveals persistent maintenance issues, particularly regarding the rear stairs, which have been documented in multiple violations and complaints from 2004 to 2010, along with concerns about bathroom mold, inadequate heating systems, and lead paint hazards.

The property has experienced recurring heating system issues, with complaints about inadequate heat documented in 2017, and historical problems with mold and mildew affecting both interior surfaces and bathroom areas. While many of these historical issues have been addressed through various repairs and renovations over the years, including roof replacement (1996), dry rot repair (1986), and multiple improvements to interior surfaces, the building has maintained an active violation from 2005 regarding various interior maintenance issues, including broken glass in the rear porch area, floor covering problems, and concerns about lead paint. Recent activity at the property has centered around major renovations in 2024, which appear to have substantially improved the building's infrastructure and living conditions, though the historical record shows that significant attention has been required to maintain basic habitability standards throughout its history.

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

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Risk rating

How 21-23 Beulah 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
91stpercentile

Out of 526 buildings in this neighborhood, 47 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
91%
No DBI
violation
9%
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.

DBI complaints, owner's portfolio

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

Permit rate, owner's portfolio

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

12-Month risk forecast
Low failure risk 9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

21-23 Beulah St apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

21-23 Beulah St event timeline

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

2024
Building Permit Jul 15
Ref: pa# 202404240685 for administrative change of address correction: from 21 beulah to 23 beulah st.
$1 · Complete
Plumbing PermitJul 15
To ammend pp20240424511: address from 21 belauh to 23 belauh st, for final inspection.

See all 7 events

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

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Every record we have

Full data for 21-23 Beulah St apartments

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

Side by side

How 21-23 Beulah St compares to the neighborhood

This building against comparable properties in Cole Valley/Parnassus Heights. Toggle filters to narrow the peer group.

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