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423-425 35Th Ave

Outer Richmond, SF 94121 1467005 2 units · 2 fl · 2005

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 Outer Richmond — not a forecast
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 423-425 35Th 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 2005
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH2
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.

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 2005
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
May be covered by AB 1482. The building is old enough for the statewide rent cap (5% + regional CPI, capped at 10% per year) and just-cause protection after 12 months of tenancy.

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 built2005
Total area3,039 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1467005
Ownership

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

Mailing address
425 35th Ave San Francisco CA 94121
Last sale
January 03, 2012

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.

425 35th Ave, San Francisco, CA 94121
423 35th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The property at 423-425 35th Avenue in San Francisco's Outer Richmond neighborhood is a two-unit, three-story residential building constructed in 2005, currently owned by Ma Thomas Wing & Jane Tam. The building has undergone several significant modifications and faced multiple regulatory challenges throughout its history. Most recently, in 2022, a re-roofing project was completed at a cost of $12,700. Between 2016-2017, the ground floor underwent legitimate modifications including the addition of a laundry room, storage area, and half bathroom, costing $24,000 and completed with proper permits. In 2010-2011, the property faced substantial compliance issues when unauthorized modifications were discovered, including illegally added rooms and a full bathroom on the ground floor, which prompted multiple violations and inspections. These unauthorized modifications were ultimately addressed in 2011 when all non-structural interior walls except for the light well were removed, following enforcement of a Board of Appeals decision.

The building's history includes several significant events that required regulatory attention, including the installation of an illegal wooden deck in 2005 (later addressed), and multiple complaints regarding water damage, mold, and unauthorized construction in 2010. The property has undergone several permit modifications and renewals, including a successful 2013 installation of EV charging infrastructure in the garage. Recent maintenance issues have been documented through 311 calls, primarily related to street cleaning and parking concerns, with the most recent service requests from 2024 focusing on structural maintenance and garbage disposal. The building's planning records show various attempts to address and legalize modifications, including a variance request for as-built construction in the rear yard, though some attempts were withdrawn or closed without approval.

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

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Risk rating

How 423-425 35Th 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
99thpercentile

Out of 1040 buildings in this neighborhood, 10 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
96%
No DBI
violation
4%
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.

Building permits, owner's portfolio

Permits pulled across all of this owner's buildings over 7 years.

12-Month risk forecast
Low failure risk 4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

423-425 35Th Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

423-425 35Th Ave event timeline

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

2022
Building Permit Aug 10
Re-roofing: remove and replace roofing material / existing roofing material (in-kind)
$12,700 · Issued

See all 1 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 423-425 35Th Ave apartments

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

Side by side

How 423-425 35Th Ave compares to the neighborhood

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