2601 College Ave #208
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
33% of that payment is not the mortgage. The HOA fee alone is $61,920 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $4,414.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($32,950). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
🚩 Rising fast · +8.3%/yrReconstructed from 11 units of recorded sales at 2601 College Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 49% in 5 years — about +8.3%/yr across 11 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- On market 248 days → strong negotiating leverage
- Garage parking
⚠️ Cons
- 17% above model fair value
- HOA $1032/mo
- Older building (1962)
🚩 Red flags
- HOA rising ~8%/yr in this building ($692/mo in 2021 → $1032)
- Very high HOA $1032/mo (full-service high-rise)
Photos
Price history (this unit)
- Jul 31, 2026 — Rental Removed $1,050
- Jul 22, 2026 — Listed for Rent $1,050
- Feb 5, 2026 — Listed $659,000
- Feb 5, 2026 — Listed $659,000
- Sep 21, 2021 — Sold (MLS) $585,000
- Sep 21, 2021 — Sold (MLS) $585,000
Description
THE best, move-in ready home on the south side of the Cal Campus, nested in the vibrant Elmwood District, close to everything. This charming, well cared 1-bed, 1-bath home blends style and function, a permitted bonus room adds versatility as a guest room or an office. Thoughtful designs and modernized in 2021, include upgraded electrical, recessed lighting and more, ensure comfort and peace of mind. The open-concept living/dining area creates a welcoming space. The Scandi-inspired kitchen and bath feature sleek, low-maintenance finishes. Tile flooring throughout the living space add to the home's timeless appeal, while the carpeted bedroom adds coziness. Custom made, high-end window blinds…