446-448 31st Ave, San Francisco, CA 94121

The three-story multi-family residential building at 446-448 31st Avenue in the Central Richmond neighborhood, owned by Tonnu Phiuyen and constructed in 1926, has undergone significant renovations and improvements over the past several years. Most notably, in 2022-2023, substantial interior work was completed including the removal of non-load bearing walls, creation of new bedrooms, kitchen and living space modifications on the second floor, and comprehensive kitchen and bathroom remodels throughout.

The building has also seen significant infrastructure upgrades, including the replacement of all front and rear windows with appropriate materials (wood and vinyl), electrical system enhancements with a 200-amp panel upgrade, and heating system modifications with the transition to hydronic radiant heat (though the related plumbing permit expired). Prior to these changes, similar renovation work was completed on the third floor in 2020, including kitchen and bathroom updates, window replacements, and flooring renovations. The property has maintained active maintenance and improvement records, though there was one cancelled permit in 2022 related to concrete slab and staircase repairs in the garage area.

The building's recent history includes a tenant buyout at 448 31st Avenue in March 2022 for $115,000 involving two tenants, though no corresponding buyout has been recorded for 446 31st Avenue. While the building has experienced some parking-related issues in the vicinity, evidenced by multiple 311 calls regarding sidewalk parking and double parking between 2020 and 2024, these incidents occurred on the street rather than within the building premises and were generally addressed by parking enforcement. The property's extensive record of permits and improvements suggests active management and investment in maintaining and upgrading the building's facilities and systems.