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73-75 Parnassus Ave

Cole Valley/Parnassus Heights, SF 94117 1278024 2 units · 2 fl · 1905

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 73-75 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 1905
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH2
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 1905
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 built1905
Total area2,900 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1278024
Ownership

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

Mailing address
Robert T Hughes, Trustee 2481 20Th Ave San Francisco CA 94116
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.

73 Parnassus Ave, San Francisco, CA 94117
75 Parnassus Ave, San Francisco, CA 94117
Augrented Insights
Initial analysis

The two-story multi-family residential building at 73-75 Parnassus Avenue, owned by Robert T & Josephine J Hugh, is a duplex structure built in 1905. The building has undergone several significant renovations over its lifetime, including a major sewer line installation completed in December 2014 and reroofing work valued at $13,800 in 2004. Earlier improvements included the installation of four aluminum windows in 1984 and structural work in 1990 involving the bolting of mudsills to the foundation and the installation of plywood gussets. External maintenance has also been attended to, with repairs to the rear porch stairs completed in 2008.

The property has recently experienced a notable pattern of parking enforcement issues, particularly in the latter half of 2023 and early 2024, with multiple reports of vehicles blocking driveways and parking on sidewalks. Between October 2023 and January 2024, there were at least ten documented incidents requiring parking enforcement intervention, with various vehicles repeatedly involved, including at least three incidents involving a white Tesla (8ZHV865), three involving a silver Volkswagen Golf (8ZJX942), and others featuring different makes and models. While many of these cases were addressed by responding officers, there are instances where officers were unable to locate the offending vehicles or where the complaints were deemed invalid. The most recent building permit on record from December 2014 indicates both street space work and plumbing upgrades, suggesting ongoing infrastructure maintenance has been a priority for the property.

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

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Risk rating

How 73-75 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
65thpercentile

Out of 526 buildings in this neighborhood, 184 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.

Estimated permit spend (past 7 years)

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

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Building permits, owner's portfolio

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

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

73-75 Parnassus Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

73-75 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 73-75 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 73-75 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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