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486-488 12Th Ave

Inner Richmond, SF 94118 1533046 2 units · 2 fl · 1913

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Inner Richmond
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Inner Richmond average of 0.9.

Rent & eviction protection

Is 486-488 12Th 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 1913
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 1913
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 built1913
Total area2,440 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1533046
Ownership

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

Owner name
Mailing address
Stefancic Sandy 4444 Geary Blvd Ste 100 San Francisco CA 94118
Last sale
103196

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.

488 12th Ave, San Francisco, CA 94118
486 12th Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The property at 486-488 12th Avenue in San Francisco's Inner Richmond neighborhood is a two-unit, two-story multi-family residential building constructed in 1913. The building has undergone several significant renovations over the years, with the most substantial work completed in 2017 including comprehensive kitchen and bathroom remodels valued at $12,000, along with electrical and plumbing upgrades that encompassed new fixtures throughout both units and service upgrades. Historical improvements include window replacement in 1995, reroofing in 1991, and a notable kitchen and bathroom relocation project in 1988. A complaint was filed in 1995 regarding unauthorized window modifications affecting both units, though this issue was subsequently resolved.

The building's recent history shows no major internal issues reported by tenants, though there have been numerous 311 calls in the vicinity between 2023 and 2024, primarily related to street cleaning, illegal postings, and debris removal. These external issues appear to be typical urban environmental concerns rather than building-specific problems. The most recent complaints involved street cleaning matters such as garbage and debris removal, posting violations, and hazardous materials (glass) that were generally resolved by city services. The property's maintenance record shows regular upkeep of major systems, with no documented violations or safety concerns related to the building structure itself in recent years.

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

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Risk rating

How 486-488 12Th 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

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
46th percentile

Out of 1723 buildings in this neighborhood, 930 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
84%
No DBI
violation
16%
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 severity forecast
No violation 80.9%
Moderate concern 14.6%
Severe concern 4.5%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

486-488 12Th Ave apartment reviews

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Buildings nearby
8 found
The story over time

486-488 12Th Ave event timeline

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

2025
Building Permit Jul 07
Re-roofing: remove and replace roofing material / existing roofing material (in-kind)
$22,000 · Issued

See all 1 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 486-488 12Th Ave apartments

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

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