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644 25Th Ave

Central Richmond, SF 94121 1567026 3 units · 3 fl · 1988

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 644 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 1988
2 or more units
3 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 1988
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
Units3
Floors3
Year built1988
Total area4,151 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1567026
Ownership

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

Mailing address
797 Beechwood Dr Daly City CA 94015
Last sale
April 09, 2020

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Augrented Insights
Initial analysis

The two-unit residential building at 644 25th Avenue in the Central Richmond neighborhood, owned by Cheng Wendy and Kuykendall Ja, was constructed in 1988 following the demolition of a previous structure in July 1986. The property has undergone several significant improvements in recent years, with the most substantial work occurring in 2022-2023, including a $50,000 interior remodel of the second-floor flat that reconfigured the kitchen and two bathrooms while adding a half bath and laundry closet. This renovation was followed by mechanical updates in April 2023, including furnace replacement, duct repair, and water heater code compliance, costing $10,000. The building received a new roof in 2019, completed at a cost of $10,800.

The property has a history of maintenance issues, with a notable cluster of violations recorded in 2002 regarding damaged ceilings, though these were promptly abated within one month. A deck-related complaint was filed in 2002 regarding dry rot and safety concerns, though it is unclear from the records whether this was fully addressed. More recent maintenance history appears positive, with no active building violations or complaints in the past 15 years. The building's plumbing and electrical systems have also received attention, with recent permits showing substantial work in bathrooms and kitchen facilities. External maintenance issues as documented through 311 calls have primarily involved routine urban challenges such as graffiti, sewage backup, and street defects, though these are not unique to this property and suggest typical neighborhood conditions.

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

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Risk rating

How 644 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
87thpercentile

Out of 2250 buildings in this neighborhood, 292 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
90%
No DBI
violation
10%
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 size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Owner's portfolio size

Number of SF parcels this owner is registered on — larger portfolios have distinct risk patterns.

Building age

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

12-Month risk forecast
Low failure risk 10%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

644 25Th Ave apartment reviews

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On the map

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8 found
The story over time

644 25Th Ave event timeline

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

2023
Plumbing Permit May 24
Work category: 1p; gas line connection for fau furnace change-out, flue pipe modification/correction. existing water heater to code.
Expired
Building PermitApr 13
Furnace change out 80% in closet. furnace platform repair. repair separated duct in wall cavity (repair/replace). repair drywall in affected area (small 12 x 12 patches). bring water heater to code. perform leakage test.

See all 6 events

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

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Every record we have

Full data for 644 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 644 25Th Ave compares to the neighborhood

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