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3246 25Th St

Inner Mission, SF 94110 6520022 3 units · 2 fl · 1912

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.

Rent & eviction protection

Is 3246 25Th 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 1912
2 or more units
3 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
Units3
Floors2
Year built1912
Total area4,150 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot6520022
Ownership

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

Owner name
James M Forbes Living Trust
Mailing address
James M Forbes Trustee 218 Shaw Rd Ste A South San Francisco CA 94080
Last sale
062814

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.

3246 25th St, San Francisco, CA 94110
1087 Shotwell St, San Francisco, CA 94110
1089 Shotwell St, San Francisco, CA 94110
Augrented Insights
Initial analysis

The three-unit, two-story residential building at 3246 25th Street in the Inner Mission, owned by the James M Forbes Living Trust, has a documented history dating back to its 1912 construction. The property experienced significant incidents in 1989 when it suffered fire and smoke damage to two floors, leading to repairs and the installation of a new fire escape. More recently, in 2014, there were multiple violations related to unauthorized bathroom renovations, including new tile, fixtures, and audio equipment, though these issues were subsequently corrected through proper permitting processes. The building's plumbing systems have undergone important updates, including a completed sewer lateral replacement in 2021 and house trap installation that was later canceled. Several maintenance and permit applications have been filed over the years, with the most recent activity involving multiple 311 calls in 2023-2024 mainly related to street and sidewalk issues, including parking enforcement and graffiti on mailboxes.

The property has seen its share of compliance challenges, particularly in 2010 with kitchen exhaust fan installation violations that required remediation. Numerous street space permits have been issued since 2004, and various structural concerns have been addressed over the years, including work on the roof (1999) and garage (1986). Recent 311 calls have primarily concerned external issues such as graffiti, parking violations, and hazardous materials on the street, rather than building-specific problems. While the building has experienced several maintenance and compliance issues over its history, all known violations have been addressed through proper channels, with no active violations currently on record.

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

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Risk rating

How 3246 25Th 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
46th percentile

Out of 2380 buildings in this neighborhood, 1285 are predicted to be safer.

RiskiestSafest
Predicted 12-month outcome
62%
No DBI
violation
38%
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.

Building size

Total floor area — a proxy for building scale and the number of systems (plumbing, electrical, HVAC) that can fail.

Neighborhood (ZIP code)

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

12-Month severity forecast
No violation 34.1%
Moderate concern 14.1%
Severe concern 51.7%
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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The story over time

3246 25Th St event timeline

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

2026
311 Request Feb 05
Garbage and debris
human waste or urine

See all 7 events

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

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Every record we have

Full data for 3246 25Th St apartments

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

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