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32-34 Carl St

Cole Valley/Parnassus Heights, SF 94117 1268015 2 units · 2 fl · 1915

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 32-34 Carl 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 1915
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 1915
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 built1915
Total area2,900 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1268015
Ownership

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

Mailing address
32 - 34 Carl St San Francisco CA 94117
Last sale
September 30, 2015

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.

34 Carl St, San Francisco, CA 94117
32 Carl St, San Francisco, CA 94117
Augrented Insights
Initial analysis

The two-unit residential building at 32-34 Carl Street, owned by Kauffmann Chandra Joy, is a two-story flats/duplex structure built in 1915 in the Parnassus/Ashbury Heights neighborhood. The building's maintenance history shows several significant improvements over the past two decades, including a 2017 facade renovation that replaced cedar shingle siding with rustic wood ($20,000), a 2019 electrical upgrade installing a common area meter and circuit breaker panel, and historical records indicate earlier work such as roof replacement in 2000 ($5,500) and kitchen remodeling in 1996. A minor incident involving smoke detector activation due to malfunction was recorded, but no civilian injuries were reported.

The property has experienced numerous parking-related issues in recent months, particularly between September 2023 and January 2024, with ten documented incidents of illegal parking or double parking, most of which resulted in officers being unable to locate the offending vehicles upon their arrival, though at least one citation was issued in December 2023. Planning records show an approved Cottage Food Operator permit for the 34 Carl Street address, allowing for an accessory use within the dwelling unit under specific planning and health code sections. The most recent municipal service interaction involved a resolved garbage and debris complaint in July 2024, and there is a documented property address change from 32-34 Carl Street to 32-34 Carl Street in planning records.

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

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Risk rating

How 32-34 Carl 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
66thpercentile

Out of 526 buildings in this neighborhood, 179 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.

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 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
8 found
The story over time

32-34 Carl St event timeline

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

2024
311 Request Jan 18
Bulky items
Boxed or Bagged Items

See all 1 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 32-34 Carl St apartments

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

Side by side

How 32-34 Carl St compares to the neighborhood

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