Free SF apartment background check

465 South Van Ness Ave

Inner Mission, SF 94103 3552019 2 units · 3 fl · 1908

This building has more problems than most buildings in this neighborhood. A handful of unresolved issues. Worth a careful walk-through and pointed questions.

NOVs (7y) vs. neighborhood
Compared to a typical building in Inner Mission
At or below average
avg 2.6
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.6.

Rent & eviction protection

Is 465 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 1908
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
M1
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 1908
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
Units2
Floors3
Year built1908
Total area4,350 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3552019
Ownership

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

Mailing address
Riordan Michael 265 Moncada Way San Francisco CA 94127
Last sale
082203

Landlord portfolio

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

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Augrented Insights
Initial analysis

The property at 465 South Van Ness Avenue is a three-story multi-family residential building with two units, constructed in 1908 in the Inner Mission neighborhood. The building's maintenance history shows regular upkeep, including a significant window upgrade in 2019 ($25,000) where steel windows were replaced with bronze aluminum windows, rotted wood was repaired, and stucco was replaced. Two notable safety compliance issues were addressed: a wooden ladder at the rear of the building was removed in 2010-2012 following a violation notice, and there were two roof replacements completed in 2011 and 2004, along with substantial kitchen and bathroom renovations in 1998.

More recently, the building has faced multiple graffiti incidents in 2023-2024, with several open cases currently pending resolution, though some have been marked as "Closed Case Resolved." There was also a building complaint filed in 2021 regarding damaged walls, and a COVID-related workplace safety complaint in 2020. Historical records show past issues including a heating complaint in 1996, an illegal unit complaint in 1998, and various maintenance works such as framing repairs in 1990 and stucco work in 1993. The property currently has open cases related to graffiti and tree maintenance on the sidewalk as of late 2024, with one recent driveway blocking incident reported and resolved.

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

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Risk rating

How 465 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

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
21th percentile

Out of 2380 buildings in this neighborhood, 1880 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
45%
No DBI
violation
55%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Property class: apartment building

Apartment building — this property classification influences expected violation rates.

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 28.9%
Moderate concern 51.5%
Severe concern 19.6%
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

465 South Van Ness Ave event timeline

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

2021
DBI Complaint Nov 08
Date last observed: 31-oct-21; exact location: main bldg; building type: residence/dwelling damaged walls;
Housing Inspection Services

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 465 South Van Ness Ave apartments

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

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