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1223-1225 Capitol Ave

Ingleside, SF 94112 6935003 2 units · 3 fl · 2004

This building has more problems than most buildings in this neighborhood. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.

NOVs (7y) vs. neighborhood
Compared to a typical building in Ingleside
At or below average
avg 1.5
0
FewerMore

This building has 0 novs (7y), at or below the Ingleside average of 1.5.

Rent & eviction protection

Is 1223-1225 Capitol 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 2004
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.

Building characteristics
Units2
Floors3
Year built2004
Total area3,325 sq ft
Property typeMulti-Family Residential
Tax statusHome Owners
Blocklot6935003
Ownership

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

Owner name
Li Thomas
Mailing address
1223 Capitol Ave San Francisco CA 94112
Last sale
022405

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.

1223 Capitol Ave, San Francisco, CA 94112
1225 Capitol Ave, San Francisco, CA 94112
Augrented Insights
Initial analysis

The three-story, two-unit multi-family residential building at 1223-1225 Capitol Avenue in San Francisco's Ingleside neighborhood, constructed in 2004, has a complex history characterized by significant permit violations and ongoing occupancy concerns. Originally built at a cost of $360,000 following the demolition of a previous structure, the building was constructed by owner Thomas Li. The building underwent multiple electrical installations in 2004, including 200-amp service and various electrical components, with one permit for a garage door opener subsequently expiring.

The most critical period in the building's history occurred during 2003-2005, when numerous building code violations were documented, including illegal demolition of the previous structure prior to proper permitting, unauthorized excavation work exposing adjacent property footings, and work performed during periods of suspended permits. These violations were eventually abated by November 2005. More recently, in 2020, serious concerns were raised about unauthorized conversion to multiple units, with complaints alleging the building was transformed from its original two-unit configuration to contain three units, including claims of bedroom over-provisioning and unauthorized structural modifications.

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

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Risk rating

How 1223-1225 Capitol 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

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
27th percentile

Out of 156 buildings in this neighborhood, 114 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.

DBI tenant complaints (past 7 years)

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

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.

12-Month severity forecast
No violation 70.0%
Moderate concern 23.1%
Severe concern 6.9%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months at each severity level. Model: full_hgb_balanced.
Apartment reviews

1223-1225 Capitol Ave apartment reviews

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The story over time

1223-1225 Capitol Ave event timeline

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

2020
DBI Complaint Sep 04
Date last observed: 13-jun-20; time last observed: june 2020; identity of person performing the work: lev giverts; floor: 1st and 2n; unit: 1225 and 1; exact location: main bldg; building type: residence/dwelling illegal unit; illegal change of use; ; additional information: my landlord had split up the building into three units. he built half a closet over the staircase separating the first and second floor. my unit (1225) shares a mailbox with the unit upstairs, which he adjusted to have 6 bedrooms. there are 4 bedrooms on the second floor and 1 studio on the first, for a total of 11. ;
Building Inspection Division
DBI ComplaintAug 31
Date last observed: 30-aug-20; time last observed: june 2019; identity of person performing the work: lev - landlord; floor: 2; unit: 1225; exact location: main bldg; building type: residence/dwelling illegal unit; illegal change of use; structural problems; ; additional information: two apartments share the address and mailbox (1225). there are three total apartments in the building. the first floor and second floor staircase are separated by a piece of wood.;

See all 2 events

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

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Every record we have

Full data for 1223-1225 Capitol Ave apartments

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

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