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131-133 Parnassus Ave

Cole Valley/Parnassus Heights, SF 94117 1277001E 2 units · 2 fl · 1922

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 131-133 Parnassus Ave 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 1922
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 1922
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 built1922
Total area2,530 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1277001E
Ownership

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

Mailing address
Lavinghouse Richard H & Ran 131 Parnassus Ave 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.

131 Parnassus Ave, San Francisco, CA 94117
133 Parnassus Ave, San Francisco, CA 94117
Augrented Insights
Initial analysis

The two-unit residential building at 131-133 Parnassus Avenue, owned by Lavinghouse Revoc Tr, is a 1922 flats and duplex structure located in the Parnassus/Ashbury Heights neighborhood. The building has undergone several significant maintenance and improvement projects over the years, with the most recent major works including a $14,000 reroofing project in 2017, complete sewer system upgrades including a new sewer line and house trap in July 2017, and the installation of check valves in the garage and alley in 2019. The property has received regular maintenance attention, including the rebuilding of an existing stairway with the addition of a glass awning in 2010, and structural improvements in 2006 involving underpinning work and the construction of a retaining wall.

Historical records show various improvements and repairs dating back to 1990, including multiple electrical upgrades, kitchen remodeling, and garage floor repairs. While there was one building complaint in 2007 regarding an unpermitted shed, this issue was promptly resolved within three weeks. The most recent issues affecting the property have been external to the building itself, with multiple 311 calls in 2023-2024 primarily related to pavement defects on the street outside the property. The building's maintenance record shows regular attention to infrastructure needs, with most permits marked as completed and no outstanding safety concerns noted in the available records. Recent street-level issues have been primarily related to graffiti and parking violations, which are external to the building's management and maintenance responsibilities.

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

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Risk rating

How 131-133 Parnassus Ave'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
69thpercentile

Out of 526 buildings in this neighborhood, 163 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.

Building size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

DBI complaint rate, owner's portfolio

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

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

131-133 Parnassus Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

131-133 Parnassus Ave 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 131-133 Parnassus Ave apartments

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

Side by side

How 131-133 Parnassus Ave 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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