I would give it a well deserved 3.5 but there's no such a thing since you either go for a 3 or straight to a 4 because the bill came up better than expected (not even $40 for the 4 of us) considering what we ordered, and because in my experience today I've been served with good food. I was brought here by three of my HK born'n'raised friends to celebrate CNY.
And since this is a place not so common to the young crowd, I'd like to assume that this is what the old generation either from mainland China or HK usually go to have a very affordable food close enough the the flavours from back home.
So, I want to be generous and I'll give it a 4.
Food here is served fast and with generous size for each portion you order. The taste In my opinion is better than many other Chinese restaurants where at times, I find to lack a bit in flavour.
Definitely, best I had today were the chicken feet and the braised pineapple steamed pork bun.
The first item I mentioned came with a generous amount of sauce and the serving came hot and not slightly cold like I often get in other places.
While the char siu bao (or keke pua'a) with pineapple came, for the first time in my life, with real pieces of pineapple inside.
Looking around and seeing that I was the only gweilo, it reassured me about the authenticity of the place and its food.
Give it a try and don't let the condition of the building fool you because if you do, you are the one who has something to lose/miss here.
Like Arnold Schwarzenegger once said ..."I'll be back"!