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123 South Van Ness Ave

South of Market, SF 94103 3514006 11 units · 3 fl · 1910

Nothing on record for this building in the last seven years, but our model still flags a rising risk of maintenance problems in the next 12 months. That forecast comes from the owner's wider portfolio and the surrounding area, not from this building's own record — treat it as a reason to ask questions, not as evidence of a problem. 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 South of Market — not a forecast
At or below average
avg 3.3
0
FewerMore

This building has 0 novs (7y), at or below the South of Market average of 3.3.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 123 South Van Ness 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 1910
2 or more units
11 units
Property type
Multi-Family Residential
Zoning
CM
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 1910
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
Units11
Floors3
Year built1910
Total area—
Property typeMulti-Family Residential
Tax statusNone
Blocklot3514006
Ownership

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

Mailing address
W J Britton & Co 1345 Mission St San Francisco CA 94103
Last sale
—

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Augrented Insights
Initial analysis

The 3-story multi-family residential building at 123 South Van Ness Ave, located in the South of Market neighborhood, was built in 1910 and contains 11 units. The property underwent significant renovations in 2010 when approximately $20,000 worth of improvements were made to convert retail space into a "fight and fitness" personal service facility, including restroom upgrades, shower installations, and associated plumbing and electrical work. This work was completed through multiple permits and inspections, including the installation of three showers (one accessible), new lighting, and exhaust fans.

The building has experienced several safety and maintenance concerns in recent years, with multiple encampment reports (most recently in early 2025), recurring issues with garbage and debris (particularly noted in late 2024), and one instance of public graffiti that required removal. A set of fire code violations was documented on March 30, 2020, related to various safety concerns including electrical hazards, improper use of extension cords, and fire extinguisher maintenance issues, though all were subsequently abated. The property has also had several fire alarm incidents recorded, though none resulted in civilian injuries or actual fires. The building's recent history shows ongoing challenges with street-level conditions around the property, as evidenced by the frequency of 311 calls for various issues, primarily related to encampments and sanitation concerns.

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

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Risk rating

How 123 South Van Ness 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

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
23rdpercentile

Out of 430 buildings in this neighborhood, 331 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
35%
No DBI
violation
65%
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.

Neighborhood (ZIP code)

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

DBI complaints, owner's portfolio

Complaints across all of this owner's buildings over 7 years.

12-Month risk forecast
High failure risk 65%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

123 South Van Ness Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

123 South Van Ness Ave event timeline

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

No dated public records on file yet.
Every record we have

Full data for 123 South Van Ness Ave apartments

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

Side by side

How 123 South Van Ness Ave compares to the neighborhood

This building against comparable properties in South of Market. Toggle filters to narrow the peer group.

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