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3949-3953 18Th St

Eureka Valley/Dolores Heights, SF 94114 3584085 6 units · 3 fl · 1911

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 Eureka Valley/Dolores Heights — not a forecast
At or below average
avg 1.4
0
FewerMore

This building has 0 novs (7y), at or below the Eureka Valley/Dolores Heights average of 1.4.

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 3949-3953 18Th St 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 1911
2 or more units
6 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.

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 1911
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
Units6
Floors3
Year built1911
Total area4,059 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3584085
Ownership

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

Owner name
Mailing address
600 Moon Mountain Dr Sonoma CA 95476
Last sale
—

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.

3953 18th St, San Francisco, CA 94114
3949 18th St, San Francisco, CA 94114
3951 18th St, San Francisco, CA 94114
Augrented Insights
Initial analysis

3949-3953 18th Street is a 3-story, 6-unit multi-family residential building constructed in 1911, currently owned by Gayle M Oberti. The property has undergone several significant structural improvements in recent years, most notably completing a mandatory soft-story retrofit in 2017 (costing $37,000) to enhance seismic safety, along with comprehensive rear stair repairs that addressed multiple structural issues and dry rot for $1,850. The building has a documented history of maintenance challenges, particularly regarding the rear stairs, which required attention in 2002 as well. Several building violations were recorded in 2002, including issues with fire safety equipment, stairs, handrails, and self-closing doors, though all were abated by January 2005.

Recent inspections and complaints from March 2017 indicated concerns about the building's condition at that time, including issues with paint maintenance and structural wood decay. The property has experienced multiple false fire alarm incidents over the years (most recently in 2019), and fire system certification requirements were noted as a violation in 2006. External maintenance records from 2022-2024 show ongoing challenges with graffiti and street cleaning issues in the vicinity of the building, though these are primarily related to public spaces rather than the building itself. The property is classified as Tier 3 for soft-story compliance, with the necessary work completed and a Certificate of Final Completion issued. While there have been numerous maintenance and compliance issues documented over the years, recent records suggest that many of the major structural and safety requirements have been addressed, though periodic maintenance challenges appear to persist.

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

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Risk rating

How 3949-3953 18Th St'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
26thpercentile

Out of 1278 buildings in this neighborhood, 946 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
61%
No DBI
violation
39%
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 location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Building permits, owner's portfolio

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

12-Month risk forecast
Moderate failure risk 39%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

3949-3953 18Th St apartment reviews

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On the map

Compare nearby alternatives

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Buildings nearby
8 found
The story over time

3949-3953 18Th St event timeline

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

2019
Fire Complaint Aug 22
Alarm Systems
Condition Corrected

See all 1 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 3949-3953 18Th St apartments

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

Side by side

How 3949-3953 18Th St compares to the neighborhood

This building against comparable properties in Eureka Valley/Dolores Heights. Toggle filters to narrow the peer group.

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