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770-776 Capp St

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

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 Inner Mission — not a forecast
At or below average
avg 2.7
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.7.

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.

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 1890
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 built1890
Total area2,201 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot3637047
Ownership

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

Mailing address
770 Capp St San Francisco CA 94110
Last sale
June 02, 2021

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.

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

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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

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
99thpercentile

Out of 2380 buildings in this neighborhood, 24 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
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 risk forecast
Low failure risk 4%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

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8 found
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.

Side by side

How 770-776 Capp St compares to the neighborhood

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