Free SF apartment background check

770-776 Capp St

Inner Mission, SF 94110 3637047 2 units · 3 fl · 1890

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 Inner Mission

At or below average

avg 2.6

0

FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.6.

12-Month Maintenance Forecast

4%

(risk — lower is better)

Looks clean

Estimated probability of a DBI violation or complaint in the next 12 months.

7-YEAR TREND Violations + complaints / yr

'20

'21

'22

'23

'24

'25

'26

'27*

*Next year, projected from recent activity and predicted risk.

7-Year Historical Counts

0

NOVs (7y)

0

DBI Complaints (7y)

5

311 Calls (7y)

0

Fire Incidents

0

2nd NOVs

0

Dir. Hearings

0

City Atty

2

Permits (7y)

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Rent & eviction protection

Is 770-776 Capp 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 1890

2 or more units

2 units

Property type

Multi-Family Residential

Zoning

RH3

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

Units	2
Floors	3
Year built	1890
Total area	2,201 sq ft
Property type	Multi-Family Residential
Tax status	Home Owners
Blocklot	3637047

Ownership

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

Owner name

Lumen Leilani M & Choy Jess

Mailing address

770 Capp St San Francisco CA 94110

Last sale

100101

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.

772 Capp St, San Francisco, CA 94110

774 Capp St, San Francisco, CA 94110

770 Capp St, San Francisco, CA 94110

776 Capp St, San Francisco, CA 94110

Augrented Insights

Initial analysis

The two-unit residential building at 770-776 Capp Street, located in San Francisco's Inner Mission neighborhood, is a two-story flats and duplex structure built in 1890, currently owned by Lumen Leilani M & Choy Jess. The property has undergone several significant renovations in recent years, most notably a comprehensive kitchen and bathroom remodeling project in 2021 that included plumbing and electrical upgrades, new flooring, and the installation of a heat pump system, with approximately $70,000 in improvements. The building's maintenance history shows regular upkeep, including reroofing projects completed in 2016 and 2021 (costing $19,660), and various upgrades to bring the property up to current building codes.

The property has faced several challenges over its history, with a cluster of violations documented in December 2003 that required rectification of fire safety, plumbing, and security issues, though all were abated by March 2004. These included concerns about handrails, door viewers, self-closing doors, fire proofing, and plumbing matters. Earlier complaints in 1998 noted insufficient heat and maintenance problems, which were resolved. The building underwent significant changes in 1998 when a conversion from two family dwelling units to one unit was permitted, though this designation seems inconsistent with the current two-unit classification. Recent maintenance issues recorded through 311 calls have been mainly related to exterior and street conditions rather than building-specific problems, including reports of debris and sewer vent cover issues, with the most recent being a missing side sewer vent cover reported in September 2024. The property shows evidence of regular maintenance and upgrades, particularly in 2021, though the age of the building indicates ongoing upkeep is necessary to maintain standards and resident comfort.

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

Risk rating

How 770-776 Capp 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

100th percentile

Out of 2380 buildings in this neighborhood, 0 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.

Neighborhood location

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

Neighborhood (ZIP code)

The ZIP code captures local housing market and enforcement patterns that affect all buildings in the area.

Final warnings, owner's portfolio

Final warnings issued across all buildings this owner is registered on.

12-Month severity forecast

No violation 94.7%

Moderate concern 4.2%

Severe concern 1.1%

Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.

Apartment reviews

770-776 Capp St apartment reviews

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The story over time

770-776 Capp St event timeline

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

2026

311 Request Apr 21

Garbage and debris

human waste or urine

311 RequestJan 12

Garbage and debris

See all 9 events

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

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Every record we have

Full data for 770-776 Capp St apartments

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

What this is

Permits issued by the SF Department of Building Inspection for new construction, alterations, and repairs. Includes estimated cost and current permit status.

Permit #	Description	Cost	Filed	Status
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What this is

Plumbing permit applications filed with the SF Department of Building Inspection. Covers plumbing installation, repair, and replacement work.

Permit #	Description	Filed	Status
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What this is

Electrical permit applications filed with the SF Department of Building Inspection. Covers electrical wiring, panel upgrades, and related work.

Permit #	Description	Filed	Status
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What this is

Notices of Violation issued by the SF Department of Building Inspection for code violations. Unresolved notices can escalate to legal action.

Date Filed	Complaint #	Description	Item	Category	Status
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What this is

Complaints filed with the SF Department of Building Inspection about code violations. Tracks the complaint lifecycle from filing through abatement or referral.

Complaint #	Date Filed	Date Abated	Division	Status	Description
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What this is

Planning Department project entitlements — discretionary review, conditional use, variances, and environmental review for this parcel.

Address	Opened	Closed	Status	Description	Applicant
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What this is

Planning Department administrative and compliance records that are not full project entitlements — pre-application meetings, code violations, and referrals.

Address	Opened	Closed	Status	Description	Applicant
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What this is

SFFD fire incidents geo-joined to this parcel. Covers structure fires, alarms, and emergency responses with injury and fatality counts.

Date	Situation	Civilian Injuries	Civilian Fatalities
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What this is

Fire code violations issued by the SFFD. Tracks corrective actions required and resolution status for fire safety code enforcement.

Violation Date	Description	Corrective Action	Status	Close Date
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What this is

Fire code complaints received by the SF Fire Department geo-joined to this parcel. Includes complaint type, disposition, and outcome.

Received	Description	Disposition Date	Disposition
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What this is

SF 311 service requests geo-joined to this parcel. Includes maintenance complaints, street/sidewalk issues, and quality-of-life requests.

Opened	Type	Agency	Category	Details	Status
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What this is

Buildings subject to SF's mandatory soft-story seismic retrofit program. Unreinforced multi-story wood-frame buildings must meet compliance tiers.

Tier	Status
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What this is

Tenant buyout (Ellis Act pre-cursor) agreements recorded with the SF Rent Board. Tracks amounts paid to tenants to vacate rent-controlled units.

Disclosure Date	Buyout Date	Amount	Tenants
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Cancel anytime · Data sourced from SF Open Data, DBI, SFFD, SF Rent Board & Planning