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176-178 States St

Corona Heights, SF 94114 2620119 2 units · 3 fl · 2015

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 Corona Heights
At or below average
avg 1.2
0
FewerMore

This building has 0 novs (7y), at or below the Corona Heights average of 1.2.

Rent & eviction protection

Is 176-178 States St 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 2015
2 or more units
2 units
Property type
Multi-Family Residential
Zoning
RH2
Not rent-controlled. Buildings constructed after 1978 are generally exempt from SF rent increase limits under the Costa-Hawkins Act.

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 2015
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Likely exempt from AB 1482. Housing with a certificate of occupancy issued within the previous 15 years is exempt from the state rent cap and just-cause rules.

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
Floors3
Year built2015
Total area4,815 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2620119
Ownership

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

Mailing address
Patrick Harty, Manager 1254 41St Ave San Francisco CA 94122
Last sale
110716

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.

176 States St, San Francisco, CA 94114
178 States St, San Francisco, CA 94114
Augrented Insights
Initial analysis

The three-story multi-family residential building at 176-178 States Street in Corona Heights, owned by 176-178 States Street LLC, was constructed in 2015 and contains two units. The building was completed following proper permit procedures, with construction beginning in 2012 under building permit #201206293848 at a cost of $785,000. The property underwent comprehensive safety system installations, including a complete NFPA-13 fire sprinkler system with monitoring capabilities in 2014-2015 (costing over $26,000 combined), and electrical work including 200-amp house wiring and elevator installation. All plumbing installations were completed in 2014-2015, including kitchen and bathroom fixtures, furnaces, and a fireplace.

During construction in 2014, there were three complaints filed regarding dust control and work beyond permit scope, though these were subsequently addressed. The building's recent activities show proper attention to safety systems and infrastructure, with notable attention to public space requirements through several street space permits. In 2023-2024, there have been several maintenance issues reported in the vicinity, including sidewalk defects and general cleaning needs, though these are not directly related to the building's condition. A historical note indicates there was once an issue with illegal short-term renting at 178 States Street and concerns about commercial use in a residential property, but these matters appear to have been resolved.

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

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Risk rating

How 176-178 States St'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
99th percentile

Out of 348 buildings in this neighborhood, 3 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
96%
No DBI
violation
4%
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.

Property class: multi-family flat

2–4 unit flats (class F) are a common SF building type with their own maintenance and complaint patterns.

Neighborhood location

Precise location is a proxy for neighborhood-level risk — some SF blocks have systematically higher DBI activity.

12-Month severity forecast
No violation 84.5%
Moderate concern 7.4%
Severe concern 8.1%
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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On the map

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8 found
The story over time

176-178 States St event timeline

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

2023
311 Request Jul 15
Bulky items
Boxed or Bagged Items

See all 1 events

Full history back to 2023 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 176-178 States St apartments

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

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