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2474-2476 Great Hwy

Outer Parkside, SF 94116 2378029 2 units · 2 fl · 1945

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 Parkside — not a forecast
At or below average
avg 1.8
0
FewerMore

This building has 0 novs (7y), at or below the Outer Parkside average of 1.8.

Rent & eviction protection

Is 2474-2476 Great Hwy 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 1945
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RM1
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 1945
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 built1945
Total area2,150 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2378029
Ownership

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

Mailing address
Rubin Edward M & Emery Joan 2476 Great Hwy San Francisco CA 94116
Last sale
August 17, 2020

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.

2474 Great Hwy, San Francisco, CA 94116
2476 Great Hwy, San Francisco, CA 94116
Augrented Insights
Initial analysis

The two-unit residential building at 2474-2476 Great Highway, located in the Outer Parkside neighborhood, is a two-story flats and duplex structure built in 1945 and currently owned by Edward M Rubin & Joan Emery. The property has undergone significant improvements over the past several years, with the most recent major project being an attempted roof deck addition including a new stair penthouse and spiral stairs, which was filed in April 2022 but its completion status remains unclear. In 2020, the building underwent several substantial upgrades including dry rot repairs to the front facade, the addition of recessed LED lighting, garage improvements including new drywall, and the installation of a new trench drain from the garage to the backyard, with all these projects being completed successfully.

The property has seen major renovations throughout 2019, including comprehensive interior remodeling of both units (updating kitchens, bathrooms, and adding laundry facilities), window replacements (retrofitting 8 windows with Marvin Ultimate aluminum-clad French casements), and various infrastructure improvements such as furnace replacements and electrical panel upgrades. Historical maintenance work includes a complete re-piping of both units' plumbing systems in 2014 and roofing work in 1999. A notable past issue was reported in 2015 regarding mold on walls and carpet, though this complaint is currently listed as not active. More recently, there have been multiple reports of sidewalk parking violations and some infrastructure concerns including a collapsed sidewalk and pavement defects noted in 2023, though most of these issues have been resolved with the exception of one open curb defect matter.

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

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Risk rating

How 2474-2476 Great Hwy'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
95thpercentile

Out of 207 buildings in this neighborhood, 10 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
86%
No DBI
violation
14%
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.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

12-Month risk forecast
Low failure risk 14%
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

2474-2476 Great Hwy event timeline

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

2022
Planning Project Apr 21
Two-unit, 3-story dwelling. New roof deck build new stair penthouse at roof build new spiral stairs at existing stair well
Closed
Building PermitApr 11
Build new roof deck build new stair penthouse at roof build new spiral stairs at existing stair well

See all 12 events

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

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Every record we have

Full data for 2474-2476 Great Hwy apartments

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

Side by side

How 2474-2476 Great Hwy compares to the neighborhood

This building against comparable properties in Outer Parkside. Toggle filters to narrow the peer group.

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