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955-957 South Van Ness Ave

Inner Mission, SF 94110 3611023 2 units · 4 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 Inner Mission — not a forecast
At or below average
avg 2.7
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.7.

Rent & eviction protection

Is 955-957 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
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.

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
Floors4
Year built1900
Total area5,905 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot3611023
Ownership

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

Owner name
Mailing address
957 S Van Ness Ave San Francisco CA 94110
Last sale
July 18, 2022

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.

957 South Van Ness Ave, San Francisco, CA 94110
955 South Van Ness Ave, San Francisco, CA 94110
Augrented Insights
Initial analysis

The property at 955-957 South Van Ness Avenue is a four-story, two-unit multi-family residential building constructed in 1900, currently owned by Coco Koala LLC. The building has undergone significant improvements over the past decade, with major renovations completed in 2013 including comprehensive bathroom and kitchen remodels in both units, installation of radiant heating systems, electrical rewiring, and various plumbing upgrades. Important structural work was performed in 2012-2013, including a foundation upgrade and voluntary structural strengthening of the first and second floors with plywood reinforcement and new beams. The building experienced serious maintenance issues in October 2005, when multiple violations were documented including mold and mildew problems, water damage, plumbing and electrical issues, and security concerns, though all these violations were resolved by January 2006.

More recent concerns include a cluster of parking enforcement calls in late 2024 regarding driveway blocking, and a sewage backup issue in September 2024 that was promptly addressed by PUC Sewer Operations. Prior electrical safety concerns were documented in 1997 regarding improper installation of the main electrical panel and structural modifications, though these were resolved by 2013 when the building underwent comprehensive electrical system upgrades including new service installation and safety features like smoke detectors. The property has maintained active compliance with building codes since addressing the 2005 violations and completing the subsequent structural and safety improvements, though the recently observed sewage discharge incident may warrant attention to plumbing infrastructure. The building's parking challenges appear to be an ongoing issue, with multiple citations issued in late 2024, suggesting potential difficulties with parking space management in the vicinity.

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

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Risk rating

How 955-957 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

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
66thpercentile

Out of 2380 buildings in this neighborhood, 809 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
73%
No DBI
violation
27%
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 size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Number of floors

Building height affects maintenance complexity and is one of the size signals the model uses.

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 27%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

955-957 South Van Ness Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

955-957 South Van Ness Ave event timeline

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

2025
311 Request Dec 31
Blocking driveway cite only
Parking Enforcement
311 RequestAug 29
Blocking driveway cite only

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 955-957 South Van Ness Ave apartments

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

Side by side

How 955-957 South Van Ness Ave compares to the neighborhood

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