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1395-1397 21St Ave

Central Sunset, SF 94122 1776009S 2 units · 2 fl · 1938

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

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

Rent & eviction protection

Is 1395-1397 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 1938
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 1938
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 built1938
Total area2,136 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot1776009S
Ownership

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

Owner name
Mailing address
Wan Edmund Singkwan & Caren 340 Bowdoin St San Francisco CA 94134
Last sale
November 05, 2003

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.

1397 21st Ave, San Francisco, CA 94122
1395 21st Ave, San Francisco, CA 94122
Augrented Insights
Initial analysis

The property at 1395-1397 21st Avenue in the Central Sunset neighborhood is a two-unit, two-story multi-family residential building constructed in 1938, currently owned by the Wan Family Trust. The building has undergone several significant improvements over its lifetime, with the most substantial renovation occurring in 2007 when a comprehensive project valued at $20,000 was completed to add a laundry room, playroom, and full bathroom on the first floor, along with the electrical and plumbing work necessary for these modifications and the relocation of the water heater and furnace. Earlier maintenance was performed in 2000 to address dry rot issues in the front wall and to replace a garage window.

The building has experienced a notable cluster of issues in recent months, with eight reported incidents of garbage and debris on or near the property between August and December 2024, including instances of electronics, glass, liquid spills, and human waste. Three of these incidents involved defaced parking signs, which are currently open cases as of October 2024. Additionally, there were five false fire alarm incidents recorded, though none resulted in civilian injuries. A street space permit was issued in 2014, and another street space and sidewalk permit was obtained in 2007, suggesting occasional use of public space for building-related activities. While the building's major systems and living spaces have been upgraded, the property currently faces significant challenges with street cleanliness and maintenance of public spaces, as evidenced by the frequency and variety of recent 311 calls.

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

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Risk rating

How 1395-1397 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
62ndpercentile

Out of 814 buildings in this neighborhood, 309 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
87%
No DBI
violation
13%
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.

Building permits, owner's portfolio

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

Estimated permit spend (past 7 years)

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

12-Month risk forecast
Low failure risk 13%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

1395-1397 21St Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

1395-1397 21St Ave event timeline

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

2026
311 Request Feb 26
Not offensive
pole

See all 5 events

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

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Every record we have

Full data for 1395-1397 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 1395-1397 21St Ave compares to the neighborhood

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