Free SF apartment background check

465 28Th St

Noe Valley, SF 94131 6612035 2 units · 2 fl · 1987

Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. 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 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 465 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 1987
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 1987
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
Floors2
Year built1987
Total area4,199 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot6612035
Ownership

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

Owner name
Mailing address
Anne L Grady & Linda A Hook 465 28Th St San Francisco CA 94131
Last sale
May 10, 1995

Landlord portfolio

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

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Augrented Insights
Initial analysis

The property at 465 28th Street is a two-unit, two-story multi-family residential building located in Noe Valley, constructed in 1987 and currently owned by the Grady-hook Trust. The building has undergone several significant renovations over the past decade, with the most recent major work occurring in 2021-2022, including a substantial bathroom remodel in the upper unit valued at $28,000 that involved electrical and plumbing upgrades, and the replacement of fixtures in two bathrooms. This work was properly inspected and completed in 2022. Prior improvements include a kitchen remodel in 2013, which included new cabinets, backsplash, and electrical work, along with the replacement of the building's roof in 2006.

The building's history includes a period of controversy in the 1990s when a complaint was filed regarding illegal units, though this issue was resolved in 1998. Recent maintenance concerns have primarily focused on tree issues, with multiple reports between 2019 and 2021 regarding damaged or fallen trees, and sidewalk damage caused by tree roots. There have also been several neighborhood maintenance issues reported through 311 calls, including complaints about sidewalk parking, garbage receptacle placement, and one parking violation that resulted in a citation. While these recent issues are mostly related to external factors rather than the building structure itself, they may affect resident experience in terms of building access and neighborhood maintenance. The property has maintained compliance with all necessary permits and inspections for its recent improvements, with all major renovation work receiving proper approvals and completing the necessary inspections.

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

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Risk rating

How 465 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
68thpercentile

Out of 1879 buildings in this neighborhood, 601 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
84%
No DBI
violation
16%
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.

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

Building age

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

12-Month risk forecast
Low failure risk 16%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

465 28Th St apartment reviews

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On the map

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8 found
The story over time

465 28Th St event timeline

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

2025
Electrical Permit Jun 12
Install 240v 50a circuit for ev charger
Complete

See all 6 events

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

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Every record we have

Full data for 465 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 465 28Th St compares to the neighborhood

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