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451-453 23Rd Ave

Central Richmond, SF 94121 1521008 4 units · 3 fl · 1916

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
Above average
avg 0.5
1
FewerMore

This building has 1 novs (7y), above the Central Richmond average of 0.5.

Rent & eviction protection

Is 451-453 23Rd 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 1916
2 or more units
4 units
Property type
Multi-Family Residential
Zoning
RM1
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
Units4
Floors3
Year built1916
Total area4,043 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1521008
Ownership

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

Owner name
Carroll Wash Sunnyvale Deve
Mailing address
Mcclenahan James 1190 Park Ave San Jose CA 95126
Last sale
060221

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.

453 23rd Ave, San Francisco, CA 94121
453 A 23rd Ave, San Francisco, CA 94121
453 B 23rd Ave, San Francisco, CA 94121
451 A 23rd Ave, San Francisco, CA 94121
451 23rd Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The property at 451-453 23rd Avenue in the Central Richmond neighborhood is a three-story, multi-family residential building constructed in 1916, containing four units. The building has undergone significant changes and faced several challenges over the past decade, most notably experiencing fire damage in early 2017 that required extensive rehabilitation work. In 2019-2020, major renovations were completed including the installation of an automatic fire sprinkler system, bathroom additions, and repair of dry rot, with associated electrical and plumbing upgrades costing over $100,000. Between 2019-2022, the property underwent multiple improvements including the replacement of windows, roof repairs, and various code compliance updates.

Recent concerns have emerged regarding structural modifications made during the 2019-2020 renovation period, with a November 2023 complaint alleging unauthorized changes to the second floor unit's ceiling height and floor leveling, though this complaint is currently inactive. The building has a history of housing violations from 2016 that were addressed and abated, including issues with heat, smoke detectors, mold, and handrails. Several housing complaints from 2016-2017 raised concerns about illegal unit status, occupancy issues, and habitability conditions, while more recent complaints have focused on utility disruptions and construction-related concerns. The property has experienced various maintenance and compliance issues over time, including drainage problems in 2020 and multiple street space permits issued in 2019, suggesting ongoing property management and maintenance requirements.

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

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Risk rating

How 451-453 23Rd 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
25th percentile

Out of 2250 buildings in this neighborhood, 1688 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
76%
No DBI
violation
24%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

DBI tenant complaints (past 7 years)

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

Building permits (past 7 years)

Number of permits pulled at this address — construction or renovation activity over 7 years.

12-Month severity forecast
No violation 48.1%
Moderate concern 42.3%
Severe concern 9.6%
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 23Rd Ave event timeline

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

2023
DBI Complaint Nov 17
Date last observed: 02-jan-23; time last observed: 12:00pm; identity of person performing the work: saul flores - company name: mf; floor: 2nd/3rd; unit: multiple u; exact location: main bldg; building type: residence/dwelling work w/o permit; work beyond scope of permit; structural problems; ; additional information: i previously lived in the unit and was a potential buyer. i did terminated the transaction because i became aware of a strurual problem on the 2nd floor unit. the buildding was to be repaied according to the approved blueprint. in actuality, the contractor lowered the second level roof/3rd level floor in order to give more ceiling space to the 3rd level unit. this caused the second level unit to have lower ceilings and tilted floors as it was not constructed according to approved plans. at the time of inspection, the inspcetor was not made aware and/or did not notice these structural changes. if a follow up inspection takes place, with measurements
Building Inspection Division
Plumbing PermitAug 07
Renewal of #pp20210726216. 2" combo lines.

See all 18 events

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

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Every record we have

Full data for 451-453 23Rd Ave apartments

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

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