1500 Park Ave #435
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 $41,700 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,153.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($24,950). 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 2026-08-20 — 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 · +7.1%/yrReconstructed from 16 units of recorded sales at 1500 Park Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 41% in 5 years — about +7.1%/yr across 16 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
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $695/mo
- Older building (1921)
🚩 Red flags
Photos
Price history (this unit)
- Aug 25, 2026 — Listed $499,000
Description
Welcome to 1500 Park Avenue #435, a light-filled loft in Emeryville’s iconic Emeryville Warehouse Lofts. Soaring ceilings, exposed architectural details and a dramatic wall of oversized industrial-style windows give this home the character and openness you expect from a true loft. The spacious main living area is filled with natural light and offers plenty of room for separate living and dining spaces, complemented by rich hardwood floors and leafy outlooks through the expansive windows. The elevated sleeping area creates separation while maintaining the open loft feel, with built-in cabinetry providing additional storage. With its unique industrial character, generous proportions an