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427-429 11Th Ave

Inner Richmond, SF 94118 1533004 2 units · 2 fl · 1916

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 Inner Richmond — not a forecast
At or below average
avg 0.9
0
FewerMore

This building has 0 novs (7y), at or below the Inner Richmond average of 0.9.

Rent & eviction protection

Is 427-429 11Th 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
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.

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 1916
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Local rent control likely takes priority. This building appears to fall under the local ordinance above, which is stronger than AB 1482. Where a local just-cause ordinance applies, its rules govern instead of the state cap.

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 built1916
Total area3,176 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1533004
Ownership

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

Mailing address
Zhen Liang Peng & Wan Chang 623 21St Ave San Francisco CA 94121
Last sale
May 18, 1994

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.

429 11th Ave, San Francisco, CA 94118
427 11th Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The property at 427-429 11th Avenue, a two-story multi-family residential building located in the Inner Richmond neighborhood, was built in 1916 and currently owned by the Peng Family 2017 Trust. This flats/duplex structure has undergone several significant renovations and maintenance work over the past decades, with the most substantial improvement occurring in 1999 when additional living spaces including a bedroom, playroom, study room, full bathroom, and laundry room were added. Other notable building improvements include a kitchen and bathroom remodeling project in 1994, a complete reroofing in 1989, and replacement of approximately 100 linear feet of redwood siding on the rear south side of the building in 2003. The building's permit history shows proper attention to structural maintenance, with only two minimal-cost street space permits issued in 2019 and 2010.

The surrounding area has experienced typical urban challenges as evidenced by multiple 311 calls over the years, though none directly pertaining to the building itself. These calls primarily relate to street cleaning issues, including reports of abandoned vehicles, misplaced garbage, and sidewalk cleaning needs, with the most recent incident occurring in December 2024 concerning abandoned electronics. While there have been various reports from 2012 through 2024 regarding street conditions, including three parking enforcement calls (two resolved with citations) and several general cleaning requests, these external issues have been consistently addressed by city services and do not appear to reflect on the building's condition or management. The only infrastructure-related report from 2012 about tree roots affecting the sidewalk was investigated but found to be non-existent at the reported location, requiring no further action.

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

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Risk rating

How 427-429 11Th 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
93rdpercentile

Out of 1723 buildings in this neighborhood, 121 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
92%
No DBI
violation
8%
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.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

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.

12-Month risk forecast
Low failure risk 8%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

427-429 11Th Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

427-429 11Th 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 427-429 11Th Ave apartments

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

Side by side

How 427-429 11Th Ave compares to the neighborhood

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