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789-791 28Th Ave

Central Richmond, SF 94121 1616018 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 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 789-791 28Th 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 area3,608 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1616018
Ownership

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

Mailing address
Liang Qi Xiang & Cheong Lai 175 De Soto St San Francisco CA 94127
Last sale
September 25, 2009

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.

791 28th Ave, San Francisco, CA 94121
789 28th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The two-unit multi-family residential building at 789-791 28th Avenue in the Central Richmond neighborhood, owned by the Liang/Cheong Family Trust, has undergone significant improvements since its construction in 1926. In 2009-2010, the property underwent substantial ground floor renovations, including the addition of a bedroom, half bath, storage, and laundry facilities, with corresponding plumbing and electrical upgrades. The electrical system was notably enhanced with a 200-amp service upgrade to accommodate the new improvements, and multiple electrical fixtures were added throughout the ground floor space. A streetspace and sidewalk permit was also issued in 2005.

More recently, there has been a notable pattern of parking-related issues in the vicinity of the property, particularly during 2024, with a total of nine parking enforcement calls logged between May and October of 2024. These incidents primarily involved reports of vehicles parking on sidewalks, blocking driveways, and other illegal parking situations. While most of these cases were resolved through officer response, with some resulting in citations or advisories, several instances were marked as "Unable to Locate" the offending vehicles. It is worth noting that these parking enforcement calls represent the building's most recent activity on record, occurring nearly 15 years after the last major building improvements were completed.

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

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Risk rating

How 789-791 28Th 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
34thpercentile

Out of 2250 buildings in this neighborhood, 1485 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
80%
No DBI
violation
20%
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.

DBI complaint rate, owner's portfolio

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

Construction spend, owner's portfolio

Estimated permit value across all of this owner's buildings.

12-Month risk forecast
Low failure risk 20%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

789-791 28Th Ave event timeline

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

2024
311 Request Apr 20
Parking on sidewalk
Blocked Driveway or Illegal Parking

See all 1 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 789-791 28Th Ave apartments

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

Side by side

How 789-791 28Th Ave compares to the neighborhood

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