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537-539 25Th Ave

Central Richmond, SF 94121 1519007 2 units · 2 fl · 1979

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 Central Richmond — not a forecast
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 537-539 25Th 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 1979
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 1979
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 built1979
Total area3,432 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1519007
Ownership

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

Mailing address
Jong Denis G Successor Ttee 528 37Th Ave San Francisco CA 94121
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.

539 25th Ave, San Francisco, CA 94121
537 25th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The two-unit multi-family residential building at 537-539 25th Avenue in the Central Richmond neighborhood, owned by Kenneth & Violet J Fong Trust, was constructed in 1979 as a 2-story flats & duplex structure. The building's maintenance records show several significant updates, including a $20,000 window replacement project in 2013 involving fiberglass clad windows at the front and vinyl windows at the rear. An expired roofing permit from 1997 and a cancelled permit from 1982 are also on record.

In terms of recent municipal service interactions, the property has experienced recurring issues with parking enforcement, with three documented cases of driveway blocking between 2022 and 2024, and ongoing maintenance concerns including an open request for tree pruning from August 2023. The building's vicinity has faced challenges with city garbage receptacles, with multiple reports of overflowing bins in early 2022 and January 2023, though these issues were resolved through pickup services. A graffiti incident involving a city receptacle was reported and addressed in March 2022. Of particular note are historical fire safety violations recorded in June 2006 at 6101 Geary Boulevard (though not at this specific address), including issues with illuminated exit signs, exit door panic hardware, exit obstructions, and other safety concerns, all of which were marked as requiring permit corrections and were subsequently closed.

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

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Risk rating

How 537-539 25Th 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
80thpercentile

Out of 2250 buildings in this neighborhood, 450 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
89%
No DBI
violation
11%
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.

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

Estimated permit spend (past 7 years)

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

Property class: multi-family flat

2–4 unit flats (class F) are a common SF building type with their own maintenance and complaint patterns.

12-Month risk forecast
Low failure risk 11%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

537-539 25Th Ave apartment reviews

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On the map

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The story over time

537-539 25Th Ave event timeline

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

No dated public records on file yet.
Every record we have

Full data for 537-539 25Th Ave apartments

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

Side by side

How 537-539 25Th Ave compares to the neighborhood

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