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2386-2388 Mission St

Inner Mission, SF 94110 3596119 2 units · 1 fl · 1907

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
Above average
avg 2.6
5
FewerMore

This building has 5 novs (7y), above the Inner Mission average of 2.6.

Rent & eviction protection

Is 2386-2388 Mission 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 1907
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
NC3
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
Floors1
Year built1907
Total area2,700 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3596119
Ownership

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

Owner name
Kepner Stuart O
Mailing address
Pontar Real Estate 12 Geary St Ste 506 San Francisco CA 94108
Last sale
000000

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.

2386 Mission St, San Francisco, CA 94110
2388 Mission St, San Francisco, CA 94110
Augrented Insights
Initial analysis

The two-unit multi-family residential building at 2386-2388 Mission Street, owned by Stuart O. Kepner, was constructed in 1907 and is classified as a Flats & Duplex building. The property has experienced several maintenance and safety issues over the years, with the most significant being a 2016 roof drainage problem that resulted in water being directed onto the adjacent property, leading to multiple violations that were finally abated in 2020. The building has a concerning history of fire safety system issues, with recurring complaints about alarm systems and sprinkler/standpipe systems between 2017 and 2023, though all were marked as "Condition Corrected" upon follow-up inspections. More recent building modifications include a 2017 roof drain repair and historical works such as reroofing in 1989 and sidewalk repairs in 2003.

The property has seen various infrastructure improvements and maintenance activities, including a major water line replacement in 2008, though some permits from 1988 related to central heating and minor partition changes were either cancelled or expired. Recent planning records indicate an ongoing review regarding the conversion of a former jewelry store to a check-cashing facility. The most recent incidents involve multiple cases of graffiti and debris on public property reported between December 2024 and January 2025, though these were outside the building proper and primarily affected public infrastructure. The building's elevator system has been involved in two emergency responses, one for removal of individuals from a stalled elevator and another for a malicious false alarm, though no civilian injuries were reported in either incident.

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

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Risk rating

How 2386-2388 Mission 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

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
71th percentile

Out of 2380 buildings in this neighborhood, 690 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
76%
No DBI
violation
24%
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.

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Neighborhood location

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

Building age

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

12-Month severity forecast
No violation 66.7%
Moderate concern 17.0%
Severe concern 16.3%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
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The story over time

2386-2388 Mission St event timeline

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

2026
311 Request Feb 23
Encampment
Encampment

See all 5 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 2386-2388 Mission St apartments

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

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