Free SF apartment background check

91 Miguel St

Glen Park, SF 94131 6665073 2 units · 4 fl · 2007

A handful of records on file over the last seven years, and our model puts this building at a low risk of further maintenance problems 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 Glen Park — not a forecast
At or below average
avg 1.5
0
FewerMore

This building has 0 novs (7y), at or below the Glen Park average of 1.5.

Rent & eviction protection

Is 91 Miguel 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 2007
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 2007
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
Floors4
Year built2007
Total area4,000 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot6665073
Ownership

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

Mailing address
Ascarrunz Cesar Trustee 91 Miguel St San Francisco CA 94131
Last sale
—

Landlord portfolio

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

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Augrented Insights
Initial analysis

The four-story multi-family residential building at 91 Miguel Street in Glen Park, owned by the Cesar Ascarrunz Living Trust, was constructed in 2007 and contains two units. The property has experienced several maintenance and infrastructure issues in recent months, with the most significant being ongoing concerns about street conditions, including an open pavement defect case (11/28/2023), sidewalk defect (6/21/2024), and multiple transportation-related complaints through the Municipal Transportation Agency (MTA) between September 2024 and November 2023. There was a notable incident involving a manhole cover in November 2023, which was promptly addressed and repaired, along with a fallen tree that was removed by December 2023.

The building's safety record shows some historical fire safety complaints from 2009-2010, including incidents of suspected combustible materials, general hazardous materials, and reports of being an open vacant building, though all were found to have "No Merit" or were referred to other departments. More recent history shows no recorded fire safety issues since 2010, suggesting potential stabilization of this concern. The property has also experienced some street cleaning and debris issues, with cases being resolved through the Department of Public Works (DPW) and Recology. The majority of current open cases are related to public works and transportation infrastructure rather than building-specific issues, indicating that most recent complaints concern the surrounding area rather than the building itself.

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

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Risk rating

How 91 Miguel 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
94thpercentile

Out of 364 buildings in this neighborhood, 22 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
91%
No DBI
violation
9%
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.

Building size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Number of floors

Building height affects maintenance complexity and is one of the size signals the model uses.

12-Month risk forecast
Low failure risk 9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

91 Miguel St apartment reviews

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The story over time

91 Miguel St event timeline

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

2026
DBI Complaint Feb 06
Date last observed: 04-feb-26; time last observed: 8am; exact location: none of the above; building type: residence/dwelling other building; ; additional information: there is an ev charging cord coming out of the garage and it crosses the entire sidewalk, creating a tripping hazard to pedestrians.;
Building Inspection Division
Planning RecordJan 06
I just became aware that our tenant is renting out their unit without our permission. I looked online and I do not see that Samuel Andres Perales or Tolu Babalola Perales have followed procedure and obtained a Business Registration Certificate with the SF Office of the Treasurer & received a certificate from the Office of Short-Term Rentals? Can you please look into this and take action? Renting on APT.com however, the listing was removed.

See all 2 events

Full history back to 2026 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 91 Miguel St apartments

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

Side by side

How 91 Miguel St compares to the neighborhood

This building against comparable properties in Glen Park. Toggle filters to narrow the peer group.

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