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3733-3735 20Th St

Eureka Valley/Dolores Heights, SF 94110 3607070 2 units · 2 fl · 1900

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. 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 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.

Rent & eviction protection

Is 3733-3735 20Th 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 1900
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH2
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 1900
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
Units2
Floors2
Year built1900
Total area2,656 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3607070
Ownership

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

Mailing address
Gelbman Jodi & Matthew Co-t 3735 20Th St San Francisco CA 94110
Last sale
August 30, 2002

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.

3733 20th St, San Francisco, CA 94110
3735 20th St, San Francisco, CA 94110
Augrented Insights
Initial analysis

The property at 3733-3735 20th Street is a two-unit, two-story multi-family residential building located in the Eureka Valley/Dolores Heights neighborhood. Built in 1900 and currently owned by the Matthew Gelbman Revocable Trust, this historic flats and duplex building has undergone several significant renovations and maintenance work over the past decade. Most recently, in January 2024, the second-floor bathroom was remodeled, including both plumbing and electrical work, representing the latest in a series of updates to the building's amenities. The property has seen substantial infrastructure improvements, including major plumbing upgrades in 2016 with the installation of a new fire sprinkler system, main water service replacement, and bathroom renovations. Electrical systems have also received significant attention, with comprehensive rewiring projects in 2014-2016 covering multiple rooms and systems.

Several important proposed improvements were either canceled or withdrawn, including a 2019 project to construct a new garage with curb cut and driveway (estimated at $310,000), and an attempted shared gate installation in 2020. The building has required ongoing maintenance to address basic building systems, including window repairs and replacements due to deterioration and lead paint hazards in 2018, and various plumbing and electrical updates to ensure modern standards. Recent 311 calls near the property primarily concern external maintenance issues such as graffiti and street cleaning needs, rather than interior building concerns. Interestingly, a tree maintenance issue was reported in September 2023, with one tree being posted for removal. The property has maintained compliance with permitting requirements, though some permits (such as for a kitchen remodel in 2014) have expired without recorded completion.

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

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Risk rating

How 3733-3735 20Th 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
92ndpercentile

Out of 1278 buildings in this neighborhood, 102 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
91%
No DBI
violation
9%
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.

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.

12-Month risk forecast
Low failure risk 9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

3733-3735 20Th St apartment reviews

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On the map

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8 found
The story over time

3733-3735 20Th St event timeline

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

2024
Building Permit Jan 10
2nd floor remodel bathroom in kind. no exterior changes proposed. no moving walls.
$20,000 · Complete
Plumbing PermitJan 10
Change out old fixtures plumbing for new in like kind.

See all 5 events

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

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Every record we have

Full data for 3733-3735 20Th St apartments

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

Side by side

How 3733-3735 20Th 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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