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1258 11Th Ave

Inner Sunset, SF 94122 1740033 2 units · 2 fl · 1904

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Inner Sunset — not a forecast
At or below average
avg 1.1
0
FewerMore

This building has 0 novs (7y), at or below the Inner Sunset average of 1.1.

Rent & eviction protection

Is 1258 11Th 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 1904
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 1904
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 built1904
Total area1,580 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1740033
Ownership

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

Mailing address
Richard S Mandel, Ttee 1258 11Th Ave San Francisco CA 94122
Last sale
July 16, 1992

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Augrented Insights
Initial analysis

The two-unit multi-family residential building at 1258 11th Avenue in San Francisco's Inner Sunset neighborhood is a two-story structure built in 1904, currently owned by the Richard S Mandel Living Trust. The building's maintenance history shows regular upkeep, with significant work completed in 2009 when the roof was redone at a cost of $22,865, and structural improvements made in 2002 involving repairs to the front stairs and replaced rotten underpinning. A foundation improvement was completed in 1992, securing the mudsill to the concrete foundation with 5/8" diameter bolts, which enhances the building's structural integrity.

Recent activity around the property has primarily involved parking-related issues, with multiple instances of driveway blocking documented between 2022 and 2024. These incidents resulted in citations being issued, most notably for a silver Toyota Camry in December 2022 that was cited twice on the same day. There have also been two instances of abandoned vehicles reported near the property, though these were resolved quickly, including an incident in 2017 when a vehicle was gone upon arrival of the responding officers. Recent complaints have been minimal, with only one housing inspection services case filed in December 2024, though its current status is listed as not active and it may not warrant concerning implications. The property has experienced occasional issues with street cleanliness, including reports of garbage and debris (specifically a mattress) in September 2024, which was resolved by Recology. While these incidents suggest regular challenges with parking and street maintenance in the area, they primarily reflect neighborhood conditions rather than building-specific concerns.

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

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Risk rating

How 1258 11Th 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
61stpercentile

Out of 1493 buildings in this neighborhood, 582 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
85%
No DBI
violation
15%
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.

Estimated permit spend (past 7 years)

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

Building permits, owner's portfolio

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

12-Month risk forecast
Low failure risk 15%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

1258 11Th Ave apartment reviews

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On the map

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8 found
The story over time

1258 11Th Ave event timeline

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

2024
DBI Complaint Dec 02
Date last observed: 30-nov-24; time last observed: chun; identity of person performing the work: n/a; floor: 1st; unit: 1; exact location: main bldg; building type: residence/dwelling other building; other housing;
Housing Inspection Services

See all 1 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 1258 11Th Ave apartments

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

Side by side

How 1258 11Th Ave compares to the neighborhood

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