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548-550 Russia Ave

Excelsior, SF 94112 6277046 2 units · 2 fl · 1979

Nothing on record for this building in the last seven years. Our model still sees a moderate chance of maintenance problems in the next 12 months, from the owner's wider portfolio and the surrounding area rather than from anything recorded here. 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 Excelsior — not a forecast
At or below average
avg 1.4
0
FewerMore

This building has 0 novs (7y), at or below the Excelsior average of 1.4.

Rent & eviction protection

Is 548-550 Russia 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 1979
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 1979
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
May be covered by AB 1482. The building is old enough for the statewide rent cap (5% + regional CPI, capped at 10% per year) and just-cause protection after 12 months of tenancy.

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 built1979
Total area2,900 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot6277046
Ownership

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

Mailing address
548 Russia Ave San Francisco CA 94112
Last sale
—

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.

548 Russia Ave, San Francisco, CA 94112
550 Russia Ave, San Francisco, CA 94112
Augrented Insights
Initial analysis

The two-unit residential building at 548-550 Russia Avenue in the Excelsior neighborhood, owned by Alanzalon Crispin D & Alanz, has undergone several significant improvements since its construction in 1979, when it was built as a two-story flats & duplex structure. In 2017, the property received substantial exterior upgrades including new siding installation (costing $15,000) and re-roofing work ($1,000), while also incorporating green technology with the installation of multiple solar panel systems - two sets of 20 and 19 modules respectively, installed in November 2017, and two additional sets installed in August 2015, demonstrating a commitment to sustainable energy (total solar investments exceeding $30,000). Prior to these improvements, the building underwent important structural work in 2007, including a voluntary foundation upgrade, dry rot repairs, bedroom wall and ceiling repairs, and the replacement of rear windows with double-pane units (costing $30,000).

The building's recent history reflects regular maintenance and modernization efforts, though there have been some environmental and safety concerns in the surrounding area. In 2023, there were incidents of graffiti near the property (including one on ATT property in October and a city receptacle in March), and multiple reports of illegal parking incidents, particularly concerning vehicles parking on sidewalks. While these exterior maintenance issues are primarily related to the neighborhood and not the building itself, they do provide context about the surrounding area. The property's documented maintenance history suggests regular upkeep and prompt addressing of infrastructure needs, with the most significant investments focused on exterior improvements, energy efficiency upgrades, and structural integrity enhancements. The building's permits and improvements indicate ongoing investment in maintaining and upgrading the property, with particular attention to energy efficiency through the installation of solar panels and modern building materials like Hardy Plank siding.

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

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Risk rating

How 548-550 Russia 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
47thpercentile

Out of 337 buildings in this neighborhood, 179 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
70%
No DBI
violation
30%
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.

Construction spend, owner's portfolio

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

12-Month risk forecast
Moderate failure risk 30%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

548-550 Russia Ave apartment reviews

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On the map

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8 found
The story over time

548-550 Russia Ave event timeline

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

2024
311 Request Jan 30
Parking on sidewalk
Gray - Mazda - See pic

See all 2 events

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

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Every record we have

Full data for 548-550 Russia Ave apartments

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

Side by side

How 548-550 Russia Ave compares to the neighborhood

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