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859-861 South Van Ness Ave

Inner Mission, SF 94110 3594020 3 units · 2 fl · 1900

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 859-861 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 1900
2 or more units
3 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
Units3
Floors2
Year built1900
Total area3,390 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot3594020
Ownership

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

Owner name
Peretz-Chami Fmly Tr
Mailing address
Peretz Yosef & Chami Mardah 22 Battery St Ste 200 San Francisco CA 94111
Last sale
031621

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.

859 South Van Ness Ave, San Francisco, CA 94110
861 South Van Ness Ave, San Francisco, CA 94110
859 A South Van Ness Ave, San Francisco, CA 94110
Augrented Insights
AI summary

The 3-unit, 2-story multi-family residential building at 859-861 South Van Ness Avenue in the Inner Mission, built in 1900, has undergone significant improvements and faced some challenges over recent years. Most notably, between 2019-2022, the property underwent substantial upgrades including the installation of a comprehensive fire sprinkler system with monitoring, complete electrical rewiring of all units with new sub-panels, and the addition of an accessory dwelling unit (ADU) in the basement. The building's safety systems were notably improved with a new sprinkler monitoring system installed in 2021 and additional fire safety features in 2020, costing approximately $50,000. During 2022, work was completed on four new furnace units and comprehensive plumbing improvements including kitchen and bathroom remodels across multiple units, suggesting the building has modernized its heating and water systems significantly.

The property had a notable cluster of maintenance and habitability issues in late 2016, including complaints about heating system failures, lack of hot water, broken windows, and various interior maintenance needs, though all these violations were officially abated by May 2018. Historical records show the building received routine safety inspections in 2003, 2008, and 2016, indicating regular oversight of building conditions. The most recent work on record includes multiple permit renewals and completions in 2022, showing active management and upgrading of the building. Recent 311 calls primarily relate to parking issues in the surrounding area, with multiple citations issued for vehicles blocking driveways between March 2022 and August 2023. The property has also experienced two false fire alarm incidents, though neither resulted in civilian injuries. The last available tenant buyouts on record were completed in May 2017, totaling $160,000 for three tenants, suggesting a previous significant unit upgrade or redevelopment effort.

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Risk rating

How 859-861 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
68th percentile

Out of 2380 buildings in this neighborhood, 762 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
74%
No DBI
violation
26%
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.

DBI complaints, owner's portfolio

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

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

12-Month severity forecast
No violation 66.7%
Moderate concern 23.9%
Severe concern 9.4%
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

859-861 South Van Ness Ave event timeline

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

2026
311 Request May 11
Other excessive noise
Noise

See all 16 events

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

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Every record we have

Full data for 859-861 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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