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1263-1265 34Th Ave

Central Sunset, SF 94122 1716013 2 units · 2 fl · 1924

This building has significantly more problems than most nearby buildings. 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 Sunset
Above average
avg 0.7
13
FewerMore

This building has 13 novs (7y), above the Central Sunset average of 0.7.

Rent & eviction protection

Is 1263-1265 34Th 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.

Building characteristics
Units2
Floors2
Year built1924
Total area3,222 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1716013
Ownership

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

Owner name
Optimal Partners Gp
Mailing address
2300 Bridgeway Sausalito CA 94965
Last sale
110915

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.

1265 34th Ave, San Francisco, CA 94122
1263 34th Ave, San Francisco, CA 94122
Augrented Insights
Initial analysis

The property at 1263-1265 34th Avenue in the Central Sunset neighborhood, currently owned by Optimal Partners GP, is a multi-family residential building that has faced several significant issues in recent years. Most notably, in August 2023, the building received multiple violations related to construction work practices, including concerns about weather protection, containment systems, and exterior clean-up standards, with particular attention to possible environmental contamination from lead paint due to unsafe work practices. These violations were resolved by late October 2023. Earlier in 2023, the building was recorded as vacant, with complaints about excessive noise during this period. The building's history includes several unauthorized unit-related issues that were addressed between 2007-2008, including the illegal conversion of a ground floor unit and improper kitchen modifications. A tenant buyout occurred in June 2021 involving two tenants and $170,000 in compensation.

The property has undergone various maintenance work, including reroofing in 2015 ($12,000) and several plumbing and electrical repairs in 2007, most of which were related to resolving violations from the same year. These repairs included water heater flue installation, sewerline replacement, and various electrical updates. The building's parking situation has been contentious, particularly regarding off-street parking requirements for a second unit, which has affected a disabled tenant's access to the property. Records from the past two years show multiple citations for parking violations near the property, though these are primarily street-related issues not directly involving the building itself. A fire-related incident involving a malfunctioning smoke detector was recorded, though no civilian injuries were reported.

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

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Risk rating

How 1263-1265 34Th 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
11th percentile

Out of 814 buildings in this neighborhood, 724 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
67%
No DBI
violation
33%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

NOV rate, owner's portfolio

Per-building NOV rate across everything this owner manages — high rates signal pattern neglect.

DBI complaint rate, owner's portfolio

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

12-Month severity forecast
No violation 31.0%
Moderate concern 33.8%
Severe concern 35.2%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

1263-1265 34Th Ave event timeline

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

2025
Tenant Buyout Nov 03
Tenant buyout · $13,437
1 tenant(s)

See all 10 events

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

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Every record we have

Full data for 1263-1265 34Th Ave apartments

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

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