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2586-2588 38Th Ave

Outer Parkside, SF 94116 2438022A

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Outer Parkside
At or below average
avg 1.7
0
FewerMore

This building has 0 novs (7y), at or below the Outer Parkside average of 1.7.

Rent & eviction protection

Is 2586-2588 38Th 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 1948
2 or more units
? units
Property type
Multi-Family Residential
Zoning
RH1
Possibly exempt. Built before 1979 but single-unit — single-family homes and condos may be exempt from the SF Rent Ordinance.

Based on SF Assessor records. Not legal advice — confirm with the SF Rent Board.

Building characteristics
Units—
Floors2
Year built1948
Total area2,222 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot2438022A
Ownership

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

Owner name
Gilchrist Jacob L
Mailing address
2586 38th Ave San Francisco CA 94116
Last sale
101107

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.

2586 38th Ave, San Francisco, CA 94116
2588 38th Ave, San Francisco, CA 94116
Augrented Insights
Initial analysis

The property at 2586-2588 38th Avenue is a two-story multi-family residential building located in San Francisco's Outer Parkside neighborhood, built in 1948 and currently owned by Jacob L. Gilchrist. The building's maintenance record shows consistent upkeep, with the most recent work including a roof replacement in October 2024 ($16,680) and exterior star repairs in December 2023 ($11,000). Previous improvements include the installation of four energy-efficient vinyl windows in 2012, though this permit appears to have been issued twice under the same number. A significant incident occurred in November 2019 when a fire complaint regarding illegal occupancy was filed, though this was referred to the Department of Building Inspection and no further details are available.

The property has experienced recurring issues with the surrounding sidewalk, with three separate reports of collapse or damage between January 2024 and July 2024, though most were resolved with the determination that no defects were present under relevant regulations. There have been multiple reports of abandoned vehicles in the vicinity, with three such incidents between late 2023 and early 2024, though these were either resolved or determined to have no merit. The building's surroundings have required occasional general cleaning, with reports of loose garbage in 2023 and 2024, though these were resolved promptly. While the property's maintenance record shows regular upkeep by the owner, the frequency of sidewalk issues and abandoned vehicle reports in the area may be of interest to potential residents.

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

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Risk rating

How 2586-2588 38Th 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
82th percentile

Out of 207 buildings in this neighborhood, 37 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
81%
No DBI
violation
19%
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.

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 severity forecast
No violation 74.8%
Moderate concern 19.0%
Severe concern 6.2%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

2586-2588 38Th Ave apartment reviews

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The story over time

2586-2588 38Th Ave event timeline

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

2024
Building Permit Oct 15
Re-roofing: remove and replace roofing material / existing roofing material (in-kind)
$16,680 · Complete

See all 3 events

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

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Every record we have

Full data for 2586-2588 38Th Ave apartments

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

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