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446-448 3Rd Ave

Inner Richmond, SF 94118 1542036 2 units · 2 fl · 1914

Nothing on record for this building in the last seven years. Our model still sees a moderate chance of maintenance problems in the next 12 months, from the owner's wider portfolio and the surrounding area rather than from anything recorded here. 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.

The bar and the rating point different ways because they measure different things: the bar counts DBI violations already on file, the rating forecasts the next 12 months.

Rent & eviction protection

Is 446-448 3Rd 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 1914
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 1914
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 built1914
Total area2,680 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1542036
Ownership

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

Owner name
Mailing address
Lee Shu Hung Trustee 618 20Th 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.

448 03rd Ave, San Francisco, CA 94118
446 03rd Ave, San Francisco, CA 94118
Augrented Insights
Initial analysis

The property at 446-448 3rd Avenue in San Francisco's Inner Richmond neighborhood is a two-unit, two-story multi-family residential building classified as a Flats & Duplex, built in 1914 and currently owned by the Shu Hung Lee Trust. The building's documented history shows several significant improvements, including the installation of a fire escape in 1986, foundation work to revise footings, and a horizontal extension project that converted one garage into two completed that same year. A reroofing project was initiated in 1996 but the permit has since expired.

Recent activity around the property has primarily involved street maintenance and parking enforcement issues. There have been multiple incidents of general street cleaning required in 2020, 2021, and 2023, including one instance involving hazardous materials (liquids) in 2021. Driveway access has been a recurring concern, with two recorded instances of blocked driveways in July 2024 and July 2020, both resulting in enforcement actions. In 2014, there were two significant permit verification cases regarding driveway access and color curb requirements: one confirmed the presence of valid permits for driveway modification, and the other noted the existence of legally permitted red tips for the driveway. The building's structural and safety improvements, particularly the addition of a fire escape in 1986, appear to have been appropriately completed, though it's worth noting that the roof replacement initiated in 1996 remains listed as expired in the permit records.

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

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Risk rating

How 446-448 3Rd 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
10thpercentile

Out of 1723 buildings in this neighborhood, 1551 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
55%
No DBI
violation
45%
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.

Permit rate, owner's portfolio

Per-building permit rate across the owner's portfolio.

Building age

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

DBI complaints, owner's portfolio

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

12-Month risk forecast
Moderate failure risk 45%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

446-448 3Rd Ave apartment reviews

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On the map

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8 found
The story over time

446-448 3Rd Ave event timeline

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

2026
311 Request May 04
Parking on sidewalk
Parking Enforcement

See all 1 events

Full history back to 2026 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 446-448 3Rd Ave apartments

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

Side by side

How 446-448 3Rd Ave compares to the neighborhood

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