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2589-2593 San Bruno Ave

Portola, SF 94134 5438022 3 units · 2 fl · 1924

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 Portola — not a forecast
At or below average
avg 1.8
0
FewerMore

This building has 0 novs (7y), at or below the Portola average of 1.8.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 2589-2593 San Bruno 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 1924
2 or more units
3 units
Property type
Multi-Family Residential
Zoning
NC2
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 1924
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
Units3
Floors2
Year built1924
Total area3,407 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot5438022
Ownership

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

Owner name
Mailing address
Chen Guomei Trustee 1040 Ridgewood Dr Millbrae CA 94030
Last sale
July 12, 2017

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.

2593 San Bruno Ave #1, San Francisco, CA 94134
2591 San Bruno Ave, San Francisco, CA 94134
2589 San Bruno Ave, San Francisco, CA 94134
2593 San Bruno Ave #2, San Francisco, CA 94134
Augrented Insights
Initial analysis

The two-unit residential building at 2589-2593 San Bruno Avenue in Portola, constructed in 1924, has undergone significant improvements and occupancy changes over recent years. The property, classified as a "Flat & Store" with commercial space on the ground floor, completed substantial safety upgrades in 2019, including the installation of a comprehensive fire sprinkler system (20 heads), fire alarm communication unit, and associated electrical systems, at a total cost of approximately $27,000. Major renovations were performed throughout 2017-2019, encompassing bathroom and kitchen remodels, new HVAC systems, electrical upgrades (including 400A service panel), and plumbing improvements for both residential units and the commercial space.

Recent maintenance issues have emerged, particularly in early 2025, with multiple reports of graffiti affecting both public and private surfaces around the property, including building walls and adjacent infrastructure. There are also ongoing concerns regarding debris on the property as of January 2025. These maintenance issues follow a pattern earlier documented in late 2024, when several graffiti incidents were reported and resolved, as well as a garbage debris case that was determined to need no work. The property's recent history demonstrates a significant investment in safety and modernization through 2019, while more recent months have shown emerging maintenance and aesthetic upkeep challenges. The building's commercial space has been active, with a new tea and coffee shop established in 2018, following a successful conditional use exemption for parking requirements in a neighborhood commercial district.

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

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Risk rating

How 2589-2593 San Bruno 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
27thpercentile

Out of 255 buildings in this neighborhood, 186 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
60%
No DBI
violation
40%
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.

Property class: apartment building

Apartment building — this property classification influences expected violation rates.

Building age

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

12-Month risk forecast
Moderate failure risk 40%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

2589-2593 San Bruno Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

2589-2593 San Bruno Ave event timeline

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

2025
311 Request Dec 05
Not offensive
building commercial
Planning RecordJul 09
DPH referral - Restaurant

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 2589-2593 San Bruno Ave apartments

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

Side by side

How 2589-2593 San Bruno Ave compares to the neighborhood

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