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866-868 33Rd Ave

Outer Richmond, SF 94121 1675010 2 units · 2 fl · 1924

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 Outer Richmond — not a forecast
At or below average
avg 0.7
0
FewerMore

This building has 0 novs (7y), at or below the Outer Richmond average of 0.7.

Rent & eviction protection

Is 866-868 33Rd 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 1924
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 1924
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 built1924
Total area3,010 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1675010
Ownership

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

Mailing address
119 23rd Ave San Francisco CA 94121
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.

866 33rd Ave, San Francisco, CA 94121
868 33rd Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The property at 866 33rd Avenue is a two-unit multi-family residential building located in San Francisco's Outer Richmond neighborhood. Built in 1924, this two-story flats and duplex building has recently undergone significant renovation work totaling over $500,000 in improvements. In late 2023 and early 2024, major upgrades were completed including the infill of a lightwell, creation of new living spaces and bathrooms in both units, kitchen relocations, installation of hydronic floor heating, and comprehensive window replacements. The electrical system received substantial improvements with a 200-amp service panel upgrade and complete rewiring of both units in October 2023. Plumbing work has included the installation of new bathrooms, relocation of plumbing fixtures, and updates to the sewer and vent systems, with the most recent plumbing permits issued in January 2024.

The building's recent improvements appear to focus on modernizing the infrastructure and expanding living spaces, with particular attention to safety and comfort systems such as new furnaces and hydronic heating. Historical records show a few maintenance issues from previous years, including a sewage backup in 2013 and a burnt-out streetlight in 2016, though these were resolved. A pavement defect was reported in September 2023 that remains open. The current owners, Gregory and Viole Gershkovich, have actively pursued comprehensive upgrades to the property, as evidenced by multiple permits and planning records detailing the scope of work completed. The building's age and the extent of recent renovations suggest both structural integrity and modernized living conditions, though prospective tenants should verify the current status of the open pavement defect case.

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

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Risk rating

How 866-868 33Rd 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
92ndpercentile

Out of 1040 buildings in this neighborhood, 83 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
92%
No DBI
violation
8%
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.

Property class: single-family home

Single-family homes (class A) have distinct violation and complaint patterns from multi-family buildings.

Director's hearings, owner's portfolio

Escalated DBI enforcement actions across all of this owner's buildings.

12-Month risk forecast
Low failure risk 8%
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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8 found
The story over time

866-868 33Rd Ave event timeline

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

2025
Planning Record May 15
Acknowledging SF Planning Code Unauthorized Dwelling Unit Regulations
Closed - Informational

See all 11 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 866-868 33Rd Ave apartments

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

Side by side

How 866-868 33Rd Ave compares to the neighborhood

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