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5538-5540 Fulton St

Central Richmond, SF 94121 1674007D 2 units · 2 fl · 1925

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 Central Richmond
At or below average
avg 0.5
0
FewerMore

This building has 0 novs (7y), at or below the Central Richmond average of 0.5.

Rent & eviction protection

Is 5538-5540 Fulton 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 1925
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.

Building characteristics
Units2
Floors2
Year built1925
Total area3,955 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1674007D
Ownership

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

Owner name
Keeney & Kaplan Revoc Tr
Mailing address
Keeney Thomas M J & Kaplan 15 Bonita Ave Piedmont CA 94611
Last sale
102405

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.

5538 Fulton St, San Francisco, CA 94121
5540 Fulton St, San Francisco, CA 94121
Augrented Insights
Initial analysis

The property at 5538-5540 Fulton Street is a two-unit, two-story multi-family residential building constructed in 1925, currently owned by Keeney & Kaplan Revoc Tr, located in the Central Richmond neighborhood. The building has undergone several significant improvements over the years, with the most recent major work being a foam overlay reroofing project completed in 2022 at a cost of $20,000. In early 2023, the building made steps toward modern energy efficiency with the installation of solar infrastructure, though the primary solar permit was ultimately cancelled. The property has a history of proactive maintenance and upgrades, including substantial electrical work in 2004-2005 involving new lighting, switches, and dedicated circuits, as well as interior renovations such as kitchen and bathroom remodeling in 2008 (Unit #5538) and earlier in 2004-2005.

The building's record also shows some historical safety concerns that have since been addressed. In 2003, there were violations related to security hardware on doors, which was abated by 2012. There were also maintenance issues reported at that time, including problems with electrical systems and building cleanliness, but these complaints were officially closed in 2003. Earlier renovations included comprehensive interior work in 2005 involving plaster replacement and window updates, demonstrating ongoing investment in building maintenance. More recent activities outside the building's direct maintenance history include several 311 calls regarding the street and sidewalk conditions near the property, including hazardous materials removal in 2022 and a sewage issue that was resolved by the PUC Sewer Operations team. The property's electrical and plumbing systems have received attention over the years, with multiple permits issued for various upgrades and repairs, indicating regular maintenance and improvements to these essential systems.

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

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Risk rating

How 5538-5540 Fulton 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

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
77th percentile

Out of 2250 buildings in this neighborhood, 518 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
88%
No DBI
violation
12%
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 size

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

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

Building permits, owner's portfolio

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

12-Month severity forecast
No violation 83.5%
Moderate concern 11.8%
Severe concern 4.8%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

5538-5540 Fulton St apartment reviews

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The story over time

5538-5540 Fulton St event timeline

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

2023
Electrical Permit Mar 07
Plan #5323. residential solar permit. 23 pv modules, 425 watts per module, 9.775 (dc) kw system. new subpanel installed under pa# ew202302179123
Cancelled
Electrical PermitMar 02
Pv plan 5323. 23 pv modules, 425 / 1000 watts per module, 9.775 (dc) kw. other: new subpanel installed under permit #ew202302179123.

See all 5 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 5538-5540 Fulton St apartments

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

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