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1388 South Van Ness Ave

Inner Mission, SF 94110 6518012 2 units · 2 fl · 1906

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Inner Mission
At or below average
avg 2.6
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.6.

Rent & eviction protection

Is 1388 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 1906
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RM1
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.

Building characteristics
Units2
Floors2
Year built1906
Total area2,332 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot6518012
Ownership

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

Owner name
Stoltz Richard K
Mailing address
1388 South Van Ness Ave San Francisco CA 94110
Last sale
022013

Landlord portfolio

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

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Augrented Insights
Initial analysis

The two-unit, two-story multi-family residential building at 1388 South Van Ness Avenue, owned by Richard K Stoltz, has a documented history dating back to its 1906 construction. The property has undergone several significant renovations, including a complete roof replacement in 2006 (cost: $5,000), bathroom and kitchen remodeling in 1999, and minor interior updates in 1987. A notable complaint was filed in December 1994 regarding hazardous conditions including unsafe wiring, carpeting issues in sleeping rooms, bathroom ceiling maintenance needs, lack of heating, and exposed electrical sockets, though this complaint was abated in February 1995. Two fire safety complaints were registered in December 2019 regarding blocked exits and an uncategorized issue, though both were resolved within a month.

The building's maintenance record shows more recent infrastructure work, including a gas houseline extension in 2011, while several plumbing and electrical concerns have been documented through 311 calls. Between 2022 and 2024, there have been multiple reports of sewage-related issues, including a backup incident in April 2022 and subsequent sewer work in June 2022. The property has also experienced various exterior maintenance challenges, such as graffiti removal in 2022, sidewalk concerns, and tree root damage affecting the sidewalk. The most recent issues involve street cleaning matters, including reports of garbage, debris, and waste between April 2023 and December 2024. While these exterior maintenance issues have been consistently addressed and resolved, they indicate ongoing challenges with the immediate surroundings of the property. The building's overall history shows regular maintenance and periodic updates, though some historical safety concerns from the 1990s and infrastructure issues from recent years demonstrate the importance of continued attention to both building systems and surrounding infrastructure.

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

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Risk rating

How 1388 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

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
88th percentile

Out of 2380 buildings in this neighborhood, 286 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
83%
No DBI
violation
17%
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 (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Building permits, owner's portfolio

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

12-Month severity forecast
No violation 75.7%
Moderate concern 17.5%
Severe concern 6.9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

1388 South Van Ness Ave apartment reviews

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On the map

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The story over time

1388 South Van Ness Ave event timeline

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

2019
Fire Complaint Dec 19
Blocked Exits
Duplicate Complaint
Fire ComplaintDec 03
Uncategorized Complaint

See all 2 events

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

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Every record we have

Full data for 1388 South Van Ness Ave apartments

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

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