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777-779 21St Ave

Central Richmond, SF 94121 1664016 2 units · 2 fl · 1921

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 777-779 21St 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 1921
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 1921
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 built1921
Total area3,756 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot1664016
Ownership

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

Mailing address
777 21st Ave San Francisco CA 94121
Last sale
July 11, 1989

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.

777 21st Ave, San Francisco, CA 94121
779 21st Ave, San Francisco, CA 94121
Augrented Insights
Initial analysis

The two-unit multi-family residential building at 777-779 21st Avenue in San Francisco's Central Richmond district is a 2-story flats and duplex structure built in 1921, currently owned by James K & Betty M Chiu. The property has undergone several significant changes over its history, with the most notable being a complete restoration following fire damage in 1983. More recent improvements include a reroofing project completed in 1993, and the legalization of a game/social room on the garage floor in 1986. Various permits have been issued related to street space usage in 2008 and 2020, while an attempt to add a non-habitable patio cover in 1988 was cancelled, as was a code compliance project proposed in 1985.

The building's recent history shows a mix of property maintenance and neighborhood issues, with no significant complaints directly related to the building's condition or safety. Most recent incidents have been resolved through normal city processes, including street cleaning in response to loose garbage (2022), a fallen tree (2021), and a sidewalk parking complaint (2020). There were also temporary matters such as an abandoned vehicle report (2020) and waste cleanup (2019), which were addressed by city services. A moving-related temporary sign request was successfully processed in March 2019. The property's documented history shows regular maintenance and permit applications typical of a residential building of its age, with no recorded violations or safety concerns in recent years.

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

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Risk rating

How 777-779 21St 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
61stpercentile

Out of 2250 buildings in this neighborhood, 878 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
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 risk forecast
Low failure risk 15%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

777-779 21St Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

777-779 21St Ave event timeline

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

2020
Building Permit Mar 10
Street space
Issued

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 777-779 21St Ave apartments

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

Side by side

How 777-779 21St Ave compares to the neighborhood

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