325 Valle Vista Ave #117
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
38% of that payment is not the mortgage. The HOA fee alone is $37,320 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $1,937.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($14,245). 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
✅ Fairly steady · +3.1%/yrReconstructed from 4 units of recorded sales at 325 Valle Vista Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +3.1%/yr over 5 years across 4 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- 13% below model fair value
- On market 145 days → strong negotiating leverage
- In-unit W/D
- Garage parking
⚠️ Cons
- Small (598 sf)
- HOA $622/mo
- Ground floor
🚩 Red flags
- Still cutting price ($366k→$350k→$335k→$320k)
- Listed BELOW its 2021 sale ($355k) → value eroding
Photos
Price history (this unit)
- Aug 22, 2026 — Price Changed $319,900
- Jul 24, 2026 — Price Changed $334,900
- Jun 21, 2026 — Price Changed $349,900
- May 19, 2026 — Listed $365,900
- Oct 28, 2021 — Sold (MLS) $355,000
- Oct 28, 2021 — Sold (Public Records) $355,000
Description
Step into this beautifully updated ground-floor home featuring a spacious private patio. Enjoy a fully remodeled kitchen and bath, stylish luxury vinyl flooring, and fresh paint throughout. This unit maximizes storage with ample closet/cabinet space and includes secure underground parking.