42Priced high

45228 Fremont Blvd #1000

Warm Springs, Fremont, CA · 94538

$1,300,000 ~at market (+6%)

3 bd · 3 ba · 1,798 sqft · $723/sf

HOA $553/mo · 🏢 fee history ↓ · Floor 10 · 13 days on market · built 2022

View on Redfin ↗🏢 This building's HOA ↓

⚖️ Adjusted valueFairly pricedasking is +6% over fair value

Model fair value · 97 sold comps · ±8%$1,231,266

vs model fair value · size · beds/baths · age · HOA · location+6%

Condition · Avg / verify in person0

Price history · limited sale history0

📐 How this Deal Score was built42Priced high

Value gap · asking vs model fair value, after condition & price history−7.2

HOA burden · $553/mo = 0.51%/yr of price vs a 1.33% norm — at or below normal, no charge0

Days on market · 13 days — not long enough to give you leverage0

Raw advantage · the three above, combined−7.2

Model confidence · strong — ±8% typical model error across 97 sold comps. The less certain the model, the harder the gap is pulled back toward neutral×1

Deal Score42/100

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

$9,212/mo all-in

20% down at 7.4% (this week's 30-year average) · mortgage + tax + insurance + HOA

Mortgage principal & interest$7,201

Property tax (1.30% effective)$1,408

Insurance (estimate)$50

HOA dues$553

Total monthly$9,212

Rough cash to close$292,500

22% of that payment is not the mortgage. The HOA fee alone is $33,180 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $8,659.

Financing type

Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($65,000). 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

Adjust the down payment & rate →Compare your Loan Estimates →

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

We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($553 in 2026), not enough for a trend yet. The listing shows $553/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.

🏢 Get this building's free HOA report →