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4120 22Nd St

Eureka Valley/Dolores Heights, SF 94114 2767009 2 units · 3 fl · 1900

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 Eureka Valley/Dolores Heights — not a forecast
At or below average
avg 1.4
0
FewerMore

This building has 0 novs (7y), at or below the Eureka Valley/Dolores Heights average of 1.4.

Rent & eviction protection

Is 4120 22Nd 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 1900
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 1900
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
Floors3
Year built1900
Total area2,972 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot2767009
Ownership

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

Owner name
Mailing address
Friel Peter C & Perry Steph 4120 22Nd St San Francisco CA 94114
Last sale
July 30, 2008

Landlord portfolio

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

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Augrented Insights
Initial analysis

The property at 4120 22nd Street is a three-story, two-unit multi-family residential building located in the Eureka Valley/Dolores Heights neighborhood. Built in 1900, the building has undergone significant renovations and improvements over the past two decades, with the most recent work completed in late 2022 involving the installation of nine skylights and the recommencement of previously approved work. The building has seen substantial mechanical and comfort system upgrades, including multiple gas fireplace installations (most recently in 2013), bathroom renovations (including shower pan installations), and a comprehensive plumbing system overhaul in 2011-2012 that included the installation of condensing boilers, radiant heating systems, and complete bathroom and kitchen renovations in both units.

The electrical systems have been significantly modernized, with a complete rewiring of all three floors, installation of 200-amp service, and three meters completed in 2011. Multiple attempts to finalize various permits between 2009 and 2015 were documented, indicating some complexity in completing final inspections for earlier renovation work. The building has had several maintenance and service calls in recent years, including a sewage backup in 2020 and various utility-related issues, though none of these incidents suggest significant structural or safety concerns. Planning records indicate that there have been proposals for vertical expansion and garage modifications, with at least one proposal approved that included a new third-story addition and deck expansion. The property has also experienced typical urban neighborhood issues, as evidenced by multiple parking enforcement calls and minor sidewalk maintenance concerns, though these are external to the building itself.

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

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Risk rating

How 4120 22Nd 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

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
73rdpercentile

Out of 1278 buildings in this neighborhood, 345 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
84%
No DBI
violation
16%
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.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

Neighborhood location

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

Construction spend, owner's portfolio

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

12-Month risk forecast
Low failure risk 16%
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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The story over time

4120 22Nd St event timeline

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

2022
Building Permit Nov 14
Revision to 200904136175 show 9 skylights per plan in total.
$12,000 · Complete
Building PermitOct 13
Recommencement and completion of work approved under pa# 20090413-6175 & 2011-0726-1084

See all 3 events

Full history back to 2022 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 4120 22Nd St apartments

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

Side by side

How 4120 22Nd St compares to the neighborhood

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