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3475 25Th St

Inner Mission, SF 94110 6530025 6 units · 3 fl · 1925

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 Inner Mission — not a forecast
At or below average
avg 2.7
0
FewerMore

This building has 0 novs (7y), at or below the Inner Mission average of 2.7.

Rent & eviction protection

Is 3475 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 1925
2 or more units
6 units
Property type
Multi-Family Residential
Zoning
VALEN
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 1925
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
Units6
Floors3
Year built1925
Total area—
Property typeMulti-Family Residential
Tax statusNone
Blocklot6530025
Ownership

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

Mailing address
Giusti Michael A & Laura C 820 Pinon Ave Millbrae CA 94030
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.

1405 Valencia St, San Francisco, CA 94110
1401 Valencia St, San Francisco, CA 94110
3475 25th St, San Francisco, CA 94110
Augrented Insights
Initial analysis

The three-story, six-unit multi-family residential building at 3475 25th Street in the Inner Mission, owned by Michael A & Laura C Giusti, was constructed in 1925 and has undergone various maintenance and improvement projects over the years. Most recently, the building has seen work related to a candy retail shop installation scheduled for 2024, along with a panel upgrade in 2019 and house trap cleanout work in 2015. The building has experienced recurring plumbing issues, particularly with sewer systems, as evidenced by multiple complaints between 2002-2003 and plumbing permits showing repairs. Significant violations were documented in 2000, including security, fire safety, and sanitation concerns, though these were all abated by February 2001. Between 2002-2005, several routine inspections revealed various maintenance needs, including a garbage chute issue and other building deficiencies that were eventually resolved.

The property has undergone various infrastructure improvements over the years, including reroofing projects in 1990 and 2000, sidewalk repairs, and electrical work. More recent concerns have shifted focus to external issues, with multiple 311 calls in late 2024 regarding sidewalk cleaning, garbage, and encampments in the vicinity. There were also two noise-related complaints filed in November 2024 that remain open. The building's historical records show occasional fire safety inspections and corrections, though no serious fire incidents have been recorded. The most recent building permit activity shows ongoing maintenance and permitted commercial use modifications. The property has maintained active compliance with building codes since resolving the 2000 violations, with regular inspections and permits for necessary repairs and upgrades.

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

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Risk rating

How 3475 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
59thpercentile

Out of 2380 buildings in this neighborhood, 976 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
68%
No DBI
violation
32%
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.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

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 risk forecast
Moderate failure risk 32%
Estimated probability of receiving a DBI Notice of Violation in the next 12 months. Model: full_hgb_balanced.
Apartment reviews

3475 25Th St apartment reviews

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On the map

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The story over time

3475 25Th St event timeline

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

2026
311 Request Mar 10
Garbage and debris
furniture

See all 6 events

Full history back to 2024 — violations, complaints, permits, buyouts, and fire incidents.

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Every record we have

Full data for 3475 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 3475 25Th St compares to the neighborhood

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