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4142-4144 25Th St

Noe Valley, SF 94114 6538012 3 units · 2 fl · 1885

This building has a substantial enforcement record over the last seven years, but recent activity points to a low risk of further maintenance problems in the next 12 months. Read the records below before you sign. Ask which issues were resolved, get repair commitments in writing, and inspect the unit yourself.

NOVs (7y) vs. neighborhood
Records already on file, against a typical building in Noe Valley — not a forecast
Above average
avg 1.2
10
FewerMore

This building has 10 novs (7y), above the Noe Valley average of 1.2.

Rent & eviction protection

Is 4142-4144 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 1885
2 or more units
3 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 1885
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
Units3
Floors2
Year built1885
Total area3,000 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot6538012
Ownership

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

Mailing address
Lupe Herrera Bravo, Trustee 150 Day St San Francisco CA 94131
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.

4144 25th St, San Francisco, CA 94114
4142 25th St, San Francisco, CA 94114
Augrented Insights
Initial analysis

The property at 4142-4144 25th Street in Noe Valley is a two-story, multi-family residential building containing three units, constructed in 1885 and currently owned by Surviving Spouses Trust. The building has undergone several significant maintenance and infrastructure improvements over the past two decades, including a complete roof replacement in 2021 costing $30,000, and substantial plumbing work in 2016 involving the replacement of the main sewer line and cast iron pipes. A notable issue arose in 2020 when multiple active building violations were documented, including concerns regarding garbage receptacle placement, smoke detector compliance, interior surface maintenance, plumbing permits, and egress access, though there is no record of these violations being resolved as of October 2023. The building has previously experienced dry rot issues, particularly in the rear stair area, which were addressed in 2017. Historical records show routine housing inspections in 2001 and 2009, and the property has maintained its infrastructure with necessary upgrades, including a Ufer ground installation in 2007.

Recent activity around the property has been primarily related to parking enforcement, with multiple citations issued between 2023 and 2025 for vehicles blocking driveways and sidewalks, particularly involving a red Honda Accord with the same license plate number. These parking issues appear to be the only significant recent concern not directly related to the building's condition or maintenance. The only recorded fire incident was a smoke detector malfunction with no civilian injuries reported. While the building has undergone numerous repair and maintenance projects over the years, the unresolved violations from 2020 regarding safety and maintenance requirements represent the most concerning outstanding issues on the property’s record.

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

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Risk rating

How 4142-4144 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

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
46thpercentile

Out of 1879 buildings in this neighborhood, 1015 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
74%
No DBI
violation
26%
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.

DBI tenant complaints (past 7 years)

Formal complaints tenants filed with DBI about this building over 7 years.

Notices of Violation (past 7 years)

DBI issued Notices of Violation at this address over the last 7 years — a direct record of code enforcement activity.

Neighborhood location

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

12-Month risk forecast
Low failure risk 26%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

4142-4144 25Th St apartment reviews

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8 found
The story over time

4142-4144 25Th St event timeline

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

2023
311 Request Sep 26
Parking on sidewalk
Red - Honda Accord - 6UDT349
311 RequestSep 20
Parking on sidewalk

See all 12 events

Full history back to 2020 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 4142-4144 25Th St apartments

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

Side by side

How 4142-4144 25Th St compares to the neighborhood

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