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188-190 28Th St

Noe Valley, SF 94131 6600020 2 units · 2 fl · 1909

A handful of records on file over the last seven years, and our model sees a moderate chance of more 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 188-190 28Th 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 1909
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 1909
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 built1909
Total area1,840 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot6600020
Ownership

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

Mailing address
Margaret A Nevin 125 Granville Way San Francisco CA 94127
Last sale
January 10, 1989

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.

188 28th St, San Francisco, CA 94131
190 28th St, San Francisco, CA 94131
Augrented Insights
Initial analysis

The two-unit residential building at 188-190 28th Street in Noe Valley, owned by the Nevin Family 2005 Trust, is a two-story flats and duplex structure built in 1909. The property has undergone significant maintenance and improvements in recent years, particularly in 2018 when numerous repairs were completed including replacement of front siding, repair of rear siding, and stair repairs totaling approximately $18,000. The lower unit received electrical rewiring, plumbing updates including new waste and vent pipes, a hot water heater installation, and heating system improvements, all completed between August and October 2018. Earlier, in March 2010, the property experienced multiple building violations including issues with stairs, damaged ceilings, weatherproofing on siding, water damage, and plumbing problems, though all these violations were abated by July 2010.

Recent history shows attention to exterior maintenance, with permits in 2019 for street space work, though no major interior renovations have been recorded since 2018. The property has had several 311 calls regarding street conditions and cleanliness in the past year, including reports of debris and pavement defects, though these are primarily related to public infrastructure rather than the building itself. A complaint about an illegal unit was filed in September 2019, but this issue is currently marked as not active. While the building had significant maintenance needs addressed in 2018 and prior violations resolved in 2010, there have been no reported building code violations or major maintenance issues in the past five years, suggesting improved building upkeep. The property's recent history shows primarily routine maintenance and exterior-related issues rather than structural or unit-specific problems.

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

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Risk rating

How 188-190 28Th 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
42ndpercentile

Out of 1879 buildings in this neighborhood, 1090 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
71%
No DBI
violation
29%
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.

Permit rate, owner's portfolio

Per-building permit rate across the owner's portfolio.

Building permits, owner's portfolio

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

12-Month risk forecast
Moderate failure risk 29%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

188-190 28Th St apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

188-190 28Th St event timeline

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

2026
311 Request Jul 14
Garbage and debris
other loose garbage debris yard waste
311 RequestJun 07
Abandoned vehicle

See all 6 events

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

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Every record we have

Full data for 188-190 28Th St apartments

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

Side by side

How 188-190 28Th St compares to the neighborhood

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