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451-453 26Th Ave

Central Richmond, SF 94121 1458010 3 units · 3 fl · 1999

This building has more problems than most buildings in this neighborhood. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Central Richmond
At or below average
avg 0.5
0
FewerMore

This building has 0 novs (7y), at or below the Central Richmond average of 0.5.

Rent & eviction protection

Is 451-453 26Th 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 1999
2 or more units
3 units
Property type
Multi-Family Residential
Zoning
RM1
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.

Building characteristics
Units3
Floors3
Year built1999
Total area5,644 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1458010
Ownership

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

Owner name
Kouznetsov Mikhail & Lyapin
Mailing address
188 12th Ave San Francisco CA 94118
Last sale
033120

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

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

451 26th Ave, San Francisco, CA 94121
453 26th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The three-unit residential building at 451-453 26th Avenue in the Central Richmond district, owned by Kouznetsov Mikhail & Lyapin, was constructed in 1999 after the previous three-story apartment units were demolished in 1996. The building, which features three stories, has undergone several significant improvements since its construction, including the installation of a full building fire sprinkler system in 1998, and a ground floor expansion in 2000 that added a playroom and bathroom at a cost of $12,500. While the building was designed with modern safety features, it experienced multiple fire safety compliance issues in 2002, including problems with the central alarm system and fire extinguisher installation, though these violations were resolved by July 2002.

More recently, there have been ongoing concerns about unpermitted short-term rentals in the building. A complaint filed in February 2020 reported possible illegal apartment modifications on the ground floor, and subsequent investigations revealed multiple instances of short-term rental activity using fraudulent registration numbers between 2019 and 2020. The building's systems underwent some maintenance, with two documented instances of alarm system malfunctions that resulted in responses but caused no injuries. Recent records show primarily routine municipal interactions around the property, including parking enforcement and street maintenance issues, with the most recent documented incident being a parking violation in February 2024.

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

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Risk rating

How 451-453 26Th 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

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
23th percentile

Out of 2250 buildings in this neighborhood, 1732 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
75%
No DBI
violation
25%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Building size

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

Permit rate, owner's portfolio

Per-building permit rate across the owner's portfolio.

12-Month severity forecast
No violation 64.1%
Moderate concern 26.5%
Severe concern 9.4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

451-453 26Th Ave event timeline

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

2020
DBI Complaint Feb 21
Date last observed: 20-feb-20; exact location: main bldg; building type: residence/dwelling other housing; ; additional information: neighborhood concern over possible unpermitted apartment on ground floor used for short-term rentals;
Building Inspection Division

See all 1 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 451-453 26Th Ave apartments

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

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