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1261-1265 8Th Ave

Inner Sunset, SF 94122 1742046 15 units · 3 fl · 1964

This building has far more open problems than almost any other in the neighborhood. Renters here report frequent, slow-to-fix problems. Get repair promises in writing and check the unit before signing.

NOVs (7y) vs. neighborhood
Compared to a typical building in Inner Sunset
Above average
avg 1.1
8
FewerMore

This building has 8 novs (7y), above the Inner Sunset average of 1.1.

Rent & eviction protection

Is 1261-1265 8Th 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 1964
2 or more units
15 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 1964
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
Units15
Floors3
Year built1964
Total area12,975 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1742046
Ownership

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

Mailing address
Pacheu Jean 1534 Irving St Apt 201 San Francisco CA 94122
Last sale
000000

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 08th Ave, San Francisco, CA 94122
1261 08th Ave, San Francisco, CA 94122
Augrented Insights
Initial analysis

The 15-unit, 3-story multi-family residential building at 1261-1265 8th Avenue in the Inner Sunset, built in 1964 and currently owned by 1261 8th Avenue LLC, has undergone several significant maintenance and safety improvements over the years. Most notably, in late 2024, the building is implementing a comprehensive electrical upgrade, relocating Federal Pacific panels from closets to bedroom walls across multiple units (105, 201, 202, 203, 204, 301, 302, 303) due to insurance concerns. The building has a history of water heater replacements, with the most recent installation completed in October 2023.

The property has faced several safety-related issues requiring attention over the years, including multiple fire safety violations. Recent fire safety concerns include a March 2023 sprinkler/standpipe system issue and an April 2022 exit maintenance problem, both of which were reportedly corrected. In 2019, tenants raised serious structural concerns about the building's back half, describing thin support posts and noticeable movement, though this complaint was eventually closed. The building has also experienced periodic issues with its boiler system, with the most recent permit renewal dispute occurring in January 2024. Historical maintenance records show regular upkeep, including reroofing projects in 2000 and 2016, vinyl siding installations in 2006 and 2009, and various plumbing upgrades. The property has had multiple routine inspections and has generally addressed identified issues, though there have been recurring concerns about fire escape maintenance and obstructions. Six minor fire-related incidents have been recorded, primarily involving alarm system activations and smoke detector malfunctions, with no reported civilian injuries. Recent parking enforcement records indicate occasional issues with vehicles blocking the property, though these are external to the building's condition and safety concerns.

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

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Risk rating

How 1261-1265 8Th 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
1th percentile

Out of 1493 buildings in this neighborhood, 1478 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
18%
No DBI
violation
82%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

Building size

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

DBI tenant complaints (past 7 years)

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

12-Month severity forecast
No violation 11.2%
Moderate concern 29.9%
Severe concern 58.9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

1261-1265 8Th Ave apartment reviews

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8 found
The story over time

1261-1265 8Th Ave event timeline

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

2026
DBI Complaint Apr 10
No violations; affidavits received.
Housing Inspection Services
Fire ComplaintMar 11
Alarm Systems

See all 22 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 1261-1265 8Th Ave apartments

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

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