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1650 Kirkwood Ave

Bayview, SF 94124 5279016 2 units · 1 fl · 1989

Nothing on record for this building in the last seven years. Our model still sees a moderate chance of maintenance problems in the next 12 months, from the owner's wider portfolio and the surrounding area rather than from anything recorded here. 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 Bayview — not a forecast
At or below average
avg 4.6
0
FewerMore

This building has 0 novs (7y), at or below the Bayview average of 4.6.

Rent & eviction protection

Is 1650 Kirkwood 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 1989
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH2
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

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 1989
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
May be covered by AB 1482. The building is old enough for the statewide rent cap (5% + regional CPI, capped at 10% per year) and just-cause protection after 12 months of tenancy.

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
Floors1
Year built1989
Total area2,178 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot5279016
Ownership

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

Mailing address
1650 Kirkwood Ave San Francisco CA 94124
Last sale
June 08, 1990

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 1650 Kirkwood Avenue, owned by Yee Billey L W & Anne H, was constructed in 1988 following the demolition of a single-family dwelling on the site. The property has undergone several permitted modifications since its construction, including a garage wall addition and kitchen exit modification in 1991, though some earlier renovation attempts from 1990 were cancelled. A notable improvement to the building was the installation of a small solar panel system in 2012, consisting of six roof-mounted PV modules with a total rating of 1.416 kW.

In terms of recent history, the building experienced a significant abandonment period in 2007 that lasted over a year, during which time there were security concerns due to unauthorized access. More recently, the property has been the subject of numerous complaints in late 2024 and early 2025, including reports of excessive noise, graffiti, and multiple instances of garbage and debris issues. There have also been several reports of abandoned vehicles near the property during this period. A fire code violation was documented in February 2020, specifically related to sprinkler system obstructions, though this issue was subsequently abated. While there have been no recorded civilian injuries from fire incidents at this address, there was a response to a wrong location call in this vicinity.

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

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Risk rating

How 1650 Kirkwood 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
80thpercentile

Out of 382 buildings in this neighborhood, 76 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
64%
No DBI
violation
36%
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 location

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

Neighborhood location

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

Property class: multi-family flat

2–4 unit flats (class F) are a common SF building type with their own maintenance and complaint patterns.

12-Month risk forecast
Moderate failure risk 36%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

1650 Kirkwood Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

1650 Kirkwood Ave event timeline

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

2025
311 Request May 23
Abandoned vehicle
Parking Enforcement
311 RequestMay 23
Other illegal parking

See all 2 events

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

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Every record we have

Full data for 1650 Kirkwood Ave apartments

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

Side by side

How 1650 Kirkwood Ave compares to the neighborhood

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