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263-265 Parnassus Ave

Cole Valley/Parnassus Heights, SF 94117 2631055 2 units · 2 fl · 1907

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 Cole Valley/Parnassus Heights
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Cole Valley/Parnassus Heights average of 0.9.

Rent & eviction protection

Is 263-265 Parnassus 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 1907
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH3
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.

Building characteristics
Units2
Floors2
Year built1907
Total area2,750 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2631055
Ownership

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

Owner name
Chang Henry S & Stella Y
Mailing address
1593 Ascension Dr San Mateo CA 94402
Last sale
100919

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.

263 Parnassus Ave, San Francisco, CA 94117
265 Parnassus Ave, San Francisco, CA 94117
Augrented Insights
Initial analysis

The property at 263-265 Parnassus Avenue is a two-unit, two-story multi-family residential building constructed in 1907, currently owned by Henry S. and Stella Y. Chang. The building has undergone several significant renovations and faced various maintenance issues over the years. Most recently, in September 2023, a re-roofing project valued at $15,900 was completed. A major remodeling project took place in 2018-2020, which involved updating the kitchen, converting storage to a laundry room, and associated plumbing and electrical work, though this project did generate at least one complaint about work being done without proper permits. The building received a substantial electrical service upgrade in March 2018, with the installation of a 200-amp, 3-meter service.

More recent concerns have emerged regarding the building's infrastructure, particularly in 2024 when there were two instances of sewage back-up discharge from the side sewer vent, occurring in June and July. The building has a history of water-related issues, with documented water leak repairs in May 2020, and previous water main problems noted in April 2020. Planning records indicate the property has operated as a residential care facility, with approved expansions increasing the resident capacity from 6 to 10 persons. The building's maintenance history also includes typical urban issues such as parking violations, graffiti, and street lighting concerns, though these are not directly related to the building's structural or safety conditions.

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

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Risk rating

How 263-265 Parnassus 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 526 buildings in this neighborhood, 95 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
87%
No DBI
violation
13%
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.

Building age

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

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

12-Month severity forecast
No violation 71.3%
Moderate concern 15.9%
Severe concern 12.8%
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

263-265 Parnassus Ave event timeline

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

2023
Building Permit Sep 06
Re-roofing.
$15,900 · Complete

See all 2 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 263-265 Parnassus Ave apartments

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

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