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446-448 34Th Ave

Outer Richmond, SF 94121 1465017B 2 units · 2 fl · 1925

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Outer Richmond
At or below average
avg 0.7
0
FewerMore

This building has 0 novs (7y), at or below the Outer Richmond average of 0.7.

Rent & eviction protection

Is 446-448 34Th 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 1925
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.

Building characteristics
Units2
Floors2
Year built1925
Total area3,300 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1465017B
Ownership

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

Owner name
Kinoshita Fmly Trust
Mailing address
Kinoshita Robert W & Mariso 446 34Th Ave San Francisco CA 94121
Last sale
113006

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.

446 34th Ave, San Francisco, CA 94121
448 34th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The Kinoshita Family Trust property at 446-448 34th Avenue is a two-unit, two-story multi-family residential building located in San Francisco's Outer Richmond neighborhood. Built in 1925, the property has undergone several significant renovations and faced various maintenance challenges over the years. Most notably, there is an active complaint from July 2024 regarding the unauthorized removal of a second means of egress, which raises serious safety concerns. The building is currently undergoing substantial improvements, including garage remodeling, family room conversion, and infrastructure upgrades, with multiple permits issued in 2024 for plumbing, electrical, and structural work totaling over $126,000. The property has a history of water-related issues, with complaints in 2017 about leaking ceilings and water damage, though these were officially abated by late 2018.

The building's maintenance history shows previous violations that were addressed through various permits, including electrical and plumbing issues in 2015, roof replacement in 2019, and handrail installation for code compliance. Recent infrastructure work includes the installation of a heat pump system and various bathroom upgrades in 2024. The property has also experienced some quality of life issues, as evidenced by multiple noise complaints in 2021 and a recent sewer backup incident in August 2024. The building's history shows a pattern of addressing violations and completing significant upgrades, though the recent egress removal complaint suggests ongoing concerns about building modifications and safety compliance. The property's permits and complaint history indicate regular maintenance and upgrading of systems, including heating, plumbing, and electrical infrastructure, with particular attention to areas requiring code compliance adjustments.

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

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Risk rating

How 446-448 34Th 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
96th percentile

Out of 1040 buildings in this neighborhood, 42 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
93%
No DBI
violation
7%
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.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

Estimated permit spend (past 7 years)

Dollar value of permits pulled at this address — large recent spend can signal deferred-maintenance catch-up.

Owner's portfolio size

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

12-Month severity forecast
No violation 87.4%
Moderate concern 9.2%
Severe concern 3.4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

446-448 34Th Ave apartment reviews

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The story over time

446-448 34Th Ave event timeline

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

2026
DBI Complaint Jan 05
Date last observed: 01-jan-26; floor: 2nd ; unit: 448; exact location: main bldg; building type: residence/dwelling flues/vents defective; other building; other electrical; other housing; ; additional information: lack of maintenance ;
Housing Inspection Services

See all 12 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 446-448 34Th Ave apartments

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

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