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453-457 South Van Ness Ave

Inner Mission, SF 94103 3552021 4 units · 3 fl · 1915

Nothing on record for this building in the last seven years. Our model still sees a moderate chance of maintenance problems in the next 12 months, from the owner's wider portfolio and the surrounding area rather than from anything recorded here. 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 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 453-457 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 1915
2 or more units
4 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 1915
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
Floors3
Year built1915
Total area6,632 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3552021
Ownership

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

Owner name
Mailing address
6114 Lasalle Ave #222 Oakland CA 94611
Last sale
May 13, 1999

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.

453 South Van Ness Ave, San Francisco, CA 94103
457 South Van Ness Ave, San Francisco, CA 94103
Augrented Insights
Initial analysis

The 4-unit residential building at 453-457 South Van Ness Avenue, located in San Francisco's Inner Mission neighborhood, was built in 1915 and is currently owned by 457 SVN LLC. The property has undergone several significant maintenance activities, with the most recent being a substantial $30,000 roofing project completed in February 2024. The building has a documented history of fire safety compliance issues, particularly in June 2011 when multiple violations were recorded regarding fire proofing materials, fire extinguisher maintenance, and egress obstructions - all of which were addressed and abated by July 2011. A previous health and safety inspection in 1997 revealed concerning conditions including no heat, a malfunctioning fire escape door, and roof leaks, though these issues were resolved within a couple of months.

Recent concerns primarily involve exterior maintenance and neighborhood conditions rather than internal building issues. The property experienced multiple graffiti incidents in 2023-2024, with the most recent cases being reported in September 2023, when offensive graffiti was found on the commercial portion of the building. Street-related issues have been documented through 311 calls, including reports of encampments, sidewalk cleaning needs, and one parking enforcement request in May 2024. The building's documented history shows that major structural and safety systems have received attention when necessary, with the roof replacement in 2024 representing the most recent significant building improvement. While there have been various maintenance and safety inspections over the years, most issues appear to have been addressed promptly when brought to the owner's attention, particularly the safety concerns identified in 2011 and 1997.

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

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Risk rating

How 453-457 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
63rdpercentile

Out of 2380 buildings in this neighborhood, 881 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
71%
No DBI
violation
29%
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.

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.

12-Month risk forecast
Moderate failure risk 29%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

453-457 South Van Ness Ave apartment reviews

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On the map

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8 found
The story over time

453-457 South Van Ness Ave event timeline

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

2024
Building Permit Feb 13
Reroofing
$30,000 · Complete

See all 2 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 453-457 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 453-457 South Van Ness Ave compares to the neighborhood

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