6400 Christie Ave #2304
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
34% of that payment is not the mortgage. The HOA fee alone is $49,860 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,328.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($24,750). 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 · +7.2%/yrReconstructed from 88 units of recorded sales at 6400 Christie Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 41% in 5 years — about +7.2%/yr across 88 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
- Undervalued once condition & history are priced in
- 98% below its 2009 peak
- On market 191 days → strong negotiating leverage
- Upper floor (fl 23)
⚠️ Cons
- HOA $831/mo
🚩 Red flags
- Listed BELOW its 2009 sale ($25000k) → value eroding
Photos
Price history (this unit)
- Sep 21, 2009 — Sold (Public Records) $25,000,000
Description
Come see this gorgeous 2 Bedroom, 2 Bath condo centrally located in the heart of Emeryville! Desirable, open floorplan which brings in a lot of natural light and nice size closets in the bedrooms.This is a pet friendly complex with dog parks. The unit has new flooring & new energy efficient windows. The stainless steel appliances and the washer & dryer are included. Recently renovated exterior & interior of the complex adding value to the unit. Deeded and secured parking place as well as security on grounds and concierge with secured entry. Private balcony overlooks beautiful courtyard which has abundance of morning sunshine! Also, a convenient storage space. HOA fee is $831. monthly which…