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776-778 25Th Ave

Central Richmond, SF 94121 1620016 2 units · 2 fl · 1923

This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Central Richmond
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 776-778 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 1923
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.

Building characteristics
Units2
Floors2
Year built1923
Total area3,590 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1620016
Ownership

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

Owner name
Deng Chu Hua & May
Mailing address
776 25th Ave San Francisco CA 94121
Last sale
081220

Landlord portfolio

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

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Multiple entrances & addresses

Included addresses

All street addresses sharing this blocklot that are covered by this report.

778 25th Ave, San Francisco, CA 94121
776 25th Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The two-unit residential building at 776-778 25th Avenue in San Francisco's Central Richmond neighborhood, owned by Deng Chu Hua & May, has undergone significant improvements since its construction in 1923. The property experienced several major renovations between 2013-2014, including comprehensive kitchen and bathroom remodels, ceiling replacements, and electrical system upgrades with the installation of 200-amp underground electrical service, totaling approximately $65,000 in permitted work. Notable infrastructure improvements included installation of energy-efficient windows with a U-factor of 0.32, enhanced electrical systems with multiple safety features, and plumbing updates including kitchen and bathroom remodels on both floors.

Historical issues of concern include a 2013 complaint regarding pest infestation (mice and fleas), lead paint chips, and lack of smoke detectors, though these complaints are listed as not active. A blocked exit fire safety issue was reported in late 2012 but was corrected by March 2015. More recent building concerns include a 2021 expired permit for house trap and sewer repairs, though previous plumbing issues were documented including a sewage backup in 2015 that was resolved. The property has maintained active upkeep of common areas, as evidenced by multiple street space and sidewalk repair permits in 2012 and 2014. While the building has undergone significant modernization and maintenance work over the past decade, including extensive interior improvements and infrastructure upgrades, attention to historical safety and maintenance issues appears to have been addressed based on permit completions and resolved complaints.

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

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Risk rating

How 776-778 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

Grade A–B — Low risk

DBI rarely finds violations here. Strong maintenance history and a clean complaint record.

Grade C — Moderate risk

Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.

Grade D–F — High risk

Elevated violation and complaint history. DBI has found issues here before and is statistically likely to again.

Neighborhood percentile
53th percentile

Out of 2250 buildings in this neighborhood, 1058 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
85%
No DBI
violation
15%
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.

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.

Building permits, owner's portfolio

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

12-Month severity forecast
No violation 80.6%
Moderate concern 12.9%
Severe concern 6.5%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

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The story over time

776-778 25Th Ave event timeline

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

2021
Plumbing Permit Mar 08
Work category: 1p; house trap and section of sewer repair .
Expired

See all 1 events

Full history back to 2021 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 776-778 25Th Ave apartments

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

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