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420 Alvarado St

Noe Valley, SF 94114 3626008 2 units · 2 fl · 1905

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems in the next 12 months. A few records worth reading before you sign. Check whether they were closed out, and ask what was actually fixed.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Noe Valley — not a forecast
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Noe Valley average of 1.2.

Rent & eviction protection

Is 420 Alvarado 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 1905
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 1905
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 built1905
Total area2,428 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot3626008
Ownership

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

Mailing address
Neuenburg Jutta K Trustee 420 Alvarado St #2 San Francisco CA 94114
Last sale
May 16, 2018

Landlord portfolio

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

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Augrented Insights
Initial analysis

The two-unit residential building at 420 Alvarado St in Noe Valley, owned by the Jutta K Neuenburg Living Trust and constructed in 1905, has undergone several significant modifications and faced multiple regulatory challenges over the past decade. Most recently, in early 2021, a new deck was constructed on the second floor at the rear of the building at a cost of $33,000, though this was followed by a complaint in April 2022 regarding unpermitted planter boxes installed around the deck. The property has experienced recurring issues with its rear deck, having faced multiple violations between 2013-2016 related to its construction without proper permits, leading to several notices of violation and requirements for permits to rectify the situation. The building has also undergone important infrastructure upgrades, including a new sewer lateral, house trap, and water service installation in 2019, and the replacement of electrical meter main panels in 2017.

Safety-related incidents have included a fireproofing violation in 2016 requiring repairs to the garage ceiling, which was completed by January 2017. The property has experienced recurring sewer issues, with multiple service calls between 2015-2018 regarding sewage backups from the 4-inch vent. While there have been some maintenance and infrastructure improvements, including deck repairs and various utility upgrades, the property has had its share of compliance challenges, particularly regarding deck-related permits and the associated violation enforcement processes. Recent communications indicate ongoing monitoring of property line and permit compliance issues as of 2022, suggesting that while many past violations have been resolved, some concerns about proper adherence to building codes and property boundaries persist.

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

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Risk rating

How 420 Alvarado 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
79thpercentile

Out of 1879 buildings in this neighborhood, 395 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
87%
No DBI
violation
13%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Neighborhood location

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

Building permits, owner's portfolio

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

12-Month risk forecast
Low failure risk 13%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

420 Alvarado St apartment reviews

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The story over time

420 Alvarado St event timeline

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

2022
DBI Complaint Apr 25
Date last observed: 24-apr-22; time last observed: 10am; identity of person performing the work: not known. she had this work d; floor: 2nd floor ; exact location: main bldg; building type: residence/dwelling work w/o permit; work beyond scope of permit; ; additional information: owner jutta nuremberg was permitted to build a new deck under permit # 202101042005 and that work ended 3/29. just this week she had planter boxes built around the outside perimeter of the deck that are now within 1 foot of our property line. this work was not part of her permit and now also encroached on our property and further reduces our sunlight. our understanding was that her new deck had to be 2-3 feet away from our property line. we'd like to have someone come out and review the planter boxes that have been but off permit and that don't follow city rules on spacing between properties;
Building Inspection Division

See all 3 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 420 Alvarado St apartments

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

Side by side

How 420 Alvarado St compares to the neighborhood

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