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422 Plymouth Ave

Oceanview, SF 94112 7103053 2 units · 2 fl · 1961

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 Oceanview — not a forecast
At or below average
avg 1.3
0
FewerMore

This building has 0 novs (7y), at or below the Oceanview average of 1.3.

Rent & eviction protection

Is 422 Plymouth 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 1961
2 or more units
2 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 1961
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
Floors2
Year built1961
Total area2,746 sq ft
Property typeMulti-Family Residential
Tax statusNone
Blocklot7103053
Ownership

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

Owner name
Mailing address
422 Plymouth Ave San Francisco CA 94112
Last sale
May 22, 1992

Landlord portfolio

Other SF properties this owner holds, with a risk rating for each.

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Augrented Insights
Initial analysis

The two-unit residential building at 422 Plymouth Avenue in Oceanview has undergone several significant transformations and faced multiple regulatory challenges since its construction in 1961. The 2-story structure, owned by Lau Geng Luo, was originally designed as a multi-family residential building but has encountered persistent issues with unauthorized unit conversions. Most notably, in 2002 there was a major enforcement action regarding an illegally constructed third unit on the ground floor, including a kitchen, bathroom, and bedroom, which led to multiple building violations that year for issues including inadequate lighting, mold problems, and unsafe stairs. The illegal unit was eventually legalized through a $25,000 permit in 2006, along with an electrical upgrade to a 200-amp service with three meters.

More recently, the property has experienced recurring maintenance and safety issues, with the most pressing concerns being two sewage backup incidents reported in October and December 2023, and several complaints about parking violations affecting access to the property throughout 2023-2024. The building underwent some legitimate improvements in 2019, including window replacements and stucco repairs, completed under a $3,000 permit. However, there was also a complaint in 2017 regarding unauthorized kitchen remodels and bathroom additions on the upper floors, suggesting ongoing issues with unpermitted modifications. The property has generated multiple 311 calls in recent months, primarily related to parking enforcement and general street cleaning, though these are external to the building's condition itself.

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

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Risk rating

How 422 Plymouth 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
74thpercentile

Out of 79 buildings in this neighborhood, 21 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
82%
No DBI
violation
18%
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.

Building age

Older buildings tend to have more maintenance challenges; SF's pre-1906 earthquake housing stock carries distinct risk.

12-Month risk forecast
Low failure risk 18%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

422 Plymouth Ave apartment reviews

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On the map

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Buildings nearby
8 found
The story over time

422 Plymouth Ave event timeline

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

2026
311 Request Jul 26
Blocking driveway cite only
Parking Enforcement
311 RequestMar 22
Blocking driveway cite only

See all 6 events

Full history back to 2019 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 422 Plymouth Ave apartments

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

Side by side

How 422 Plymouth Ave compares to the neighborhood

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