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176-178 5Th Ave

Lake Street, SF 94118 1364023A 2 units · 2 fl · 1921

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 Lake Street — not a forecast
At or below average
avg 0.6
0
FewerMore

This building has 0 novs (7y), at or below the Lake Street average of 0.6.

Rent & eviction protection

Is 176-178 5Th 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 1921
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
NC1
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 1921
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 built1921
Total area1,120 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1364023A
Ownership

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

Owner name
Mailing address
Louie Mary J Trustee 183 17Th Ave San Francisco CA 94121
Last sale
—

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.

176 05th Ave, San Francisco, CA 94118
178 05th Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The two-unit residential building at 176-178 5th Avenue, located in the Lake --The Presidio neighborhood, is a 2-story flats and duplex structure built in 1921 and currently owned by Louie Marital Trust. The building has undergone several significant maintenance and repair work over its history, including multiple roofing projects in 1988 and 2002, concrete and siding replacement work in 2002 (completed at a cost of $5,000), and termite or dry rot damage repairs in 1986. Most recently, there were two fire alarm incidents recorded - one due to a malfunction and another classified as a false alarm - though neither incident resulted in civilian injuries.

The property has experienced several maintenance and quality-of-life issues in the surrounding area over the past year, particularly between January and November 2024. There have been multiple incidents involving abandoned vehicles, with three cases resulting in vehicles being towed or complying with the law. Parking-related issues have also been notable, with several documented cases of vehicles blocking driveways, resulting in citations. There have been four instances of garbage and debris complaints, three of which involved furniture or bagged items. Additional neighborhood maintenance issues included reports of overgrown trees blocking signs and graffiti on a fire police callbox, both of which were resolved. While these external issues don't directly impact the building's structural integrity or internal conditions, they may affect the overall environment around the property.

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

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Risk rating

How 176-178 5Th 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

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
80thpercentile

Out of 660 buildings in this neighborhood, 132 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
88%
No DBI
violation
12%
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.

Building age

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

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

Building permits, owner's portfolio

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

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

176-178 5Th Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

176-178 5Th Ave event timeline

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

2026
311 Request Feb 15
Blocking driveway cite only
Parking Enforcement

See all 5 events

Full history back to 2025 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 176-178 5Th Ave apartments

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

Side by side

How 176-178 5Th Ave compares to the neighborhood

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