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734-736 34Th Ave

Outer Richmond, SF 94121 1611034 2 units · 2 fl · 1926

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 Outer Richmond — not a forecast
At or below average
avg 0.7
0
FewerMore

This building has 0 novs (7y), at or below the Outer Richmond average of 0.7.

Rent & eviction protection

Is 734-736 34Th 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 1926
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 1926
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 built1926
Total area3,100 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1611034
Ownership

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

Owner name
Mailing address
57 Parker Ave San Francisco CA 94118
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.

736 34th Ave, San Francisco, CA 94121
734 34th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The two-unit residential building at 734-736 34th Avenue in the Outer Richmond, currently owned by Tracy S. Kuwatani, is a two-story flats and duplex structure built in 1926. The property has undergone significant improvements in recent years, with major renovations completed in 2018 including comprehensive updates to Unit 736 involving kitchen and bathroom remodels, dry rot repair, and electrical upgrades including new outlets and a 60-amp subpanel installation. During the same period, the building received new plumbing fixtures and a furnace replacement, and the rear stairs were repaired or replaced. A re-roofing project was initiated in 2020 with an estimated cost of $13,160, though this permit shows as cancelled in the records.

The property has experienced some concerning issues over the past few years, most notably a rodent and insect infestation reported in April 2022, which was transferred to the Department of Public Health's Environmental Health Healthy Housing & Vector Control Program. There was also a clutter/hoarder situation reported inside the building in December 2021, which was accepted by the Department of Building Inspection. The building has been subject to numerous parking enforcement actions, particularly in 2022-2023, with several citations issued for driveway blockages and some incidents of sidewalk parking. Recent parking violations include three separate citations for driveway blocking between June and July 2023, and multiple citations in 2022, suggesting ongoing challenges with parking management in the area.

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

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Risk rating

How 734-736 34Th 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
70thpercentile

Out of 1040 buildings in this neighborhood, 312 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
88%
No DBI
violation
12%
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.

Estimated permit spend (past 7 years)

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

Building permits, owner's portfolio

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

Permit rate, owner's portfolio

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

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

734-736 34Th Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

734-736 34Th Ave event timeline

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

2020
Building Permit Jul 22
Re-roofing
$13,160 · Cancelled

See all 1 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 734-736 34Th Ave apartments

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

Side by side

How 734-736 34Th Ave compares to the neighborhood

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