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175-177 9Th Ave

Lake Street, SF 94118 1369009 2 units · 3 fl · 1922

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 175-177 9Th 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 1922
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 1922
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
Floors3
Year built1922
Total area3,755 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1369009
Ownership

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

Mailing address
175 9th Ave San Francisco CA 94118
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.

175 09th Ave, San Francisco, CA 94118
177 09th Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The three-story multi-family residential building at 175 9th Avenue, owned by the Higaki Toshiko Rev Tr, was constructed in 1922 and contains two units. The property has undergone significant renovations over the past decade, with the most substantial work occurring in 2023-2024. In 2023, a comprehensive renovation project valued at $563,000 included adding bedrooms, bathrooms, and laundry facilities on all three floors, along with a new roof deck and exterior stucco finish. The electrical systems received a complete overhaul, including replacement of 100-amp sub-panels for both units and full rewiring. Plumbing upgrades in 2023 included installation of two tankless water heaters and extensive bathroom and kitchen renovations. Recent improvements in 2024 featured the addition of direct vent gas fireplaces in both units and further bathroom reconfigurations.

The building's history reveals some concerning incidents, particularly during 2015 renovations when multiple complaints were filed regarding construction practices, including concerns about fire safety, unauthorized plumbing work, and issues with construction crew behavior. These complaints, though not active as of now, suggest there were significant growth pains during earlier renovation phases. The property has maintained compliance with building codes since then, as evidenced by the extensive permitting process and inspections for recent renovations. Historical permits from 2015 show work on the basement level including the addition of rooms, bathroom, and kitchenette facilities, though this prompted some complaints about permitting compliance at the time. The building's recent history (2022-2024) has focused primarily on modernization and system upgrades, with particular attention to safety features such as new furnaces and comprehensive electrical system updates in 2023.

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

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Risk rating

How 175-177 9Th 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
97thpercentile

Out of 660 buildings in this neighborhood, 20 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
94%
No DBI
violation
6%
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.

Building age

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

Director's hearings, owner's portfolio

Escalated DBI enforcement actions across all of this owner's buildings.

12-Month risk forecast
Low failure risk 6%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

175-177 9Th Ave apartment reviews

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8 found
The story over time

175-177 9Th Ave event timeline

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

2024
Building Permit Aug 30
Revision to bpa#: 202306099735. revise detail 10/s3.1 to remove pull torque special inspection item
$1 · Complete
Plumbing PermitMar 27
Work category: 1m; installation of direct vent gas fireplace and direct vent flue

See all 9 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 175-177 9Th Ave apartments

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

Side by side

How 175-177 9Th Ave compares to the neighborhood

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