Free SF apartment background check

126-128 5Th Ave

Lake Street, SF 94118 1364033 2 units · 2 fl · 1910

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 126-128 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 1910
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 1910
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 built1910
Total area4,500 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1364033
Ownership

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

Owner name
Mailing address
Fu Him & Stella W Yim, Trus 128 5Th Ave San Francisco CA 94118
Last sale
—

Landlord portfolio

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

Unlock complete report
Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

126 05th Ave, San Francisco, CA 94118
128 05th Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The Yim Family Trust owns this two-unit, two-story multi-family residential building located at 126-128 5th Avenue in the Lake - Presidio neighborhood. Built in 1910, this flats/duplex property underwent significant renovations in the mid-2000s, most notably a $360,000 expansion project completed in 2004 that added a substantial rear addition with two bedrooms per floor, a master bedroom behind the garage, and a penthouse, while raising the building 2.5 feet to accommodate a four-car parking garage. During the renovation period, there were multiple building complaints filed in October 2006 claiming unauthorized work beyond the scope of the permits, including concerns about a fourth-floor addition blocking views, though these complaints were subsequently abated within days.

The building has undergone several important safety improvements, including the installation of a fire sprinkler system in 2006 ($20,000) and comprehensive electrical upgrades in 2006 that included installing three meters and panels, and wiring for 50 lights and 70 receptacles. Recent activity at the property has been minimal, with only routine maintenance and minor issues reported through 311 calls, such as parking violations in 2022 (one of which resulted in a citation) and some environmental health and sign maintenance matters in previous years. The only documented fire incident was a false alarm in 2007 due to a malfunctioning system, and no civilian injuries have ever been reported. The most recent building permit on record is from 2007 for street space usage, with no significant construction or major repairs documented in the past decade, suggesting the property has maintained its improvements from the mid-2000s.

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

Free account unlocks the full analysis — plus 2× more records across all data categories and the complete landlord portfolio.
Risk rating

How 126-128 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.

Construction spend, owner's portfolio

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

Building age

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

Owner's portfolio size

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

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

126-128 5Th Ave apartment reviews

Real experiences from people who have lived here. Share yours to help other renters decide.

Share your experience — Help other renters by leaving an honest apartment review

Create account

Loading reviews…

On the map

Compare nearby alternatives

This building and nearby alternatives, color-coded by risk level. Click any marker to explore.

Buildings nearby
8 found
The story over time

126-128 5Th Ave event timeline

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

No dated public records on file yet.
Every record we have

Full data for 126-128 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 126-128 5Th Ave compares to the neighborhood

This building against comparable properties in Lake Street. Toggle filters to narrow the peer group.

Loading comparables…
Still apartment hunting in SF?

Look up the next apartment before you sign

Search any SF address free — no account needed to see the risk rating.

Search another address Get full report
Simple pricing

Get the complete picture

Every plan unlocks the complete report: all 13 SF datasets, full history, landlord portfolio, and PDF & Excel exports.

Pay once

Report Bundle

For the buildings you're deciding on right now

$10one time

3premium reports

$3.33 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 3 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 3 Reports — $10
Pay once

Apartment Hunter

For a wide search across many buildings

$39one time

30premium reports

$1.30 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 30 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 30 Reports — $39
Most Popular Current plan
Subscription

Renter

For the weeks when the stakes are highest

$8.33/mo

5premium reports / mo

Billed $100/year — save $44 vs monthly

Renews automatically until you cancel.

  • Unlimited standard reports — 50 records per dataset
  • 5 premium AI reports per month — live data, 200 records per dataset, all 27 record types
  • PDF & Excel exports on every report
  • Compare up to 10 buildings side-by-side
  • Full event timeline — every year of history
  • Landlord portfolio & ownership insights
Start Your Search

Less than $0.28/day. Cancel anytime.

Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning

Watch 126-128 5Th Ave
Get alerted the moment a new violation or complaint is filed.