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89-91 States St

Corona Heights, SF 94114 2623105 2 units · 2 fl · 1984

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 Corona Heights
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Corona Heights average of 1.2.

Rent & eviction protection

Is 89-91 States St 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 1984
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH2
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

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

Building characteristics
Units2
Floors2
Year built1984
Total area3,858 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot2623105
Ownership

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

Owner name
Michael W Morgan 2013 Revoc
Mailing address
Michael W Morgan, Ttee 89 States St San Francisco CA 94114
Last sale
050500

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.

89 States St, San Francisco, CA 94114
91 States St, San Francisco, CA 94114
Augrented Insights
Initial analysis

This two-unit multi-family residential building, located at 89-91 States Street in Corona Heights, was constructed in 1984 and is currently owned by the Michael W Morgan 2013 Revocable Trust. The building has undergone several significant maintenance and improvement projects over the past decade, with the most recent work completed in 2021 including a partial bathroom upgrade (costing $18,000) and associated plumbing work. Earlier improvements included water heater replacement in 2018, reroofing work in 2016, and bathroom repairs in 2014 to address dry rot issues in the third floor master bedroom bathroom. The property has maintained compliance with building codes, as evidenced by the installation of a bathroom exhaust fan in 2014.

The building's recent history shows regular maintenance and prompt attention to infrastructure needs, though there have been recurring issues with graffiti in the vicinity, particularly on mailboxes and street poles between 2024 and 2024. The area has experienced some environmental challenges this year, with open cases regarding garbage and debris. Historical records indicate routine maintenance of common building systems, including multiple water heater replacements and roofing work, with the original construction featuring a change from a hip to a flat roof design. The property's only recorded fire-related incidents were two weed and grass complaints in 2011 that were promptly resolved, and a false alarm call that resulted in no injuries or damages.

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

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Risk rating

How 89-91 States St'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
51th percentile

Out of 348 buildings in this neighborhood, 171 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
83%
No DBI
violation
17%
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 size

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

Neighborhood location

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

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

12-Month severity forecast
No violation 50.6%
Moderate concern 13.4%
Severe concern 35.9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

89-91 States St event timeline

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

2025
311 Request Jul 22
Encampment
Encampment

See all 3 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 89-91 States St apartments

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

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