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383-385 South Van Ness Ave

Inner Mission, SF 94103 3549030 4 units · 2 fl · 1909

A handful of records on file over the last seven years, and our model sees a moderate chance of more in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Inner Mission — not a forecast
At or below average
avg 2.7
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.7.

Rent & eviction protection

Is 383-385 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 1909
2 or more units
4 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 1909
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
Units4
Floors2
Year built1909
Total area3,549 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3549030
Ownership

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

Owner name
Mailing address
116 Appian Way South San Francisco CA 94080
Last sale
June 23, 2015

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.

385 South Van Ness Ave, San Francisco, CA 94103
383 South Van Ness Ave, San Francisco, CA 94103
Augrented Insights
Initial analysis

The property at 383-385 South Van Ness Avenue is a two-story, multi-family residential building constructed in 1909, containing 4 units and owned by Justin Castro. The building has undergone significant renovations and upgrades since 2015, with the most substantial work occurring in Unit 2, which received a complete remodel of the kitchen and bathroom, followed by the addition of attic access for extra living space including a new bathroom ($70,000) in 2015-2017. The electrical system received a comprehensive upgrade during this period, with complete rewiring of Unit 2 and installation of new electrical heaters. Plumbing improvements included the installation of a tankless water heater and various bathroom renovations across units.

The building's maintenance history shows proactive upkeep, including a sewer pipe replacement in 2012, window replacements in 2004, and reroofing in 2000. Several building violations were recorded in January 2011 regarding fire safety equipment and water heaters, but these were promptly addressed and abated by February 2011. A complaint was filed in November 2016 concerning construction work being performed daily, which was resolved by April 2017. A water leak issue was reported in March 2011 affecting a basement unit, but this was also addressed by May 2011. The most recent significant modification to the property, completed in 2017, involved adding stair access to the attic level with new bedrooms and bathroom facilities, as documented in planning records. While there have been minor street cleaning issues noted in 2017 and 2018, these were typical urban maintenance matters and not directly related to building conditions.

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

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Risk rating

How 383-385 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
46thpercentile

Out of 2380 buildings in this neighborhood, 1285 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
62%
No DBI
violation
38%
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.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

12-Month risk forecast
Moderate failure risk 38%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

383-385 South Van Ness Ave apartment reviews

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On the map

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8 found
The story over time

383-385 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 383-385 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 383-385 South Van Ness Ave compares to the neighborhood

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