738 Hayes St, San Francisco, CA 94102

The three-story, multi-family residential building at 738 Hayes Street in Hayes Valley, owned by the Stephanie Nip Revocable Trust 2, has undergone significant renovations and improvements since its construction in 1900. The building, currently configured as a two-unit structure, has a documented history of extensive maintenance and upgrades, including recent window replacements (2023) and reroofing (2022), as well as major systems overhauls in 2008 that included electrical system upgrades with a 200-amp service replacement, plumbing improvements with complete pipe replacement, and foundation work.

In 2015, the property underwent substantial renovations to complete the second unit in the basement, including kitchen installation and electrical work, along with the replacement of the water heater. A historical permit complaint regarding unauthorized church-to-residential conversion work in 2008 was swiftly addressed and closed. The property has a record of high occupancy density, with reports in planning records indicating 8+ residents in what is officially designated as a two-unit building, and a documented tenant buyout in 2019 involving five tenants for $37,500.

Numerous 311 calls from recent years (2023-2024) primarily concern external issues such as parking violations and street cleaning matters, which are typical for urban environments. The building's maintenance history shows regular upkeep and modernization efforts, with most recent works focused on interior improvements and code compliance, including window upgrades and bathroom renovations. The structure has benefited from consistent investment in both basic systems (electrical, plumbing, heating) and living space improvements, with most permits marked as complete and only one significant permit withdrawal in 2015 regarding occupancy establishment.