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863-865 South Van Ness Ave

Inner Mission, SF 94110 3594019A 2 units · 2 fl · 1916

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

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 863-865 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 1916
2 or more units
2 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.

Building characteristics
Units2
Floors2
Year built1916
Total area2,984 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot3594019A
Ownership

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

Owner name
Mcspadden Shireen L Personi
Mailing address
865 S Van Ness Ave San Francisco CA 94110
Last sale
050500

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

863 South Van Ness Ave, San Francisco, CA 94110
865 South Van Ness Ave, San Francisco, CA 94110
Augrented Insights
Initial analysis

The two-unit residential building at 863-865 South Van Ness Avenue, located in the Inner Mission neighborhood, is a two-story flats and duplex structure built in 1916 and currently owned by Mcspadden Shireen L Personi. The building's maintenance history shows several significant improvements over the years, including a substantial renovation in 2002 that encompassed kitchen and bathroom remodeling on the second floor, installation of 29 vinyl windows, application of vinyl siding, and reroofing work conducted between 1999-2002. More recent minor permits were issued in 2015 for street space use, though these had minimal associated costs.

The property has experienced ongoing maintenance challenges in its immediate vicinity throughout 2024, with multiple reports of street cleaning issues including human waste and debris, particularly during the latter half of 2024. Notably, there was a violation issued in January 2025 regarding the building's alarm systems that is currently marked as open, indicating a possible concern with the building's safety systems. The building's documented history includes some essential infrastructure upgrades from the late 20th century, such as aluminum window installation in 1983 and various external improvements in the early 2000s, suggesting regular maintenance has been performed upon the structure itself over its lifetime.

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

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Risk rating

How 863-865 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
76th percentile

Out of 2380 buildings in this neighborhood, 571 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
79%
No DBI
violation
21%
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 age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

Neighborhood location

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

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 60.7%
Moderate concern 21.4%
Severe concern 17.9%
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

863-865 South Van Ness Ave event timeline

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

2024
311 Request Oct 06
Garbage and debris
human waste or urine

See all 1 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 863-865 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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