61Fair price

2401 Park Blvd #10

Cleveland Heights, Oakland, CA · 94606

$450,000 ~at market (-11%)

2 bd · 1.5 ba · 1,010 sqft · $446/sf

HOA $527/mo · 🏢 fee history ↓ · Floor 1 · 4 days on market · built 1990

View on Redfin ↗🏢 This building's HOA ↓

⚖️ Adjusted valueFairly pricedasking is 11% under fair value

Model fair value · 5 sold comps · ±15%$508,046

vs model fair value · size · beds/baths · age · HOA · location−11%

Condition · Avg / verify in person0

Price history · at/near its all-time high0

📐 How this Deal Score was built61Fair price

Value gap · asking vs model fair value, after condition & price history+13.2

HOA burden · $527/mo = 1.41%/yr of price vs a 1.33% norm−0.6

Days on market · 4 days — not long enough to give you leverage0

Raw advantage · the three above, combined+12.6

Model confidence · moderate — ±15% typical model error across 5 sold comps. The less certain the model, the harder the gap is pulled back toward neutral×0.8

Deal Score61/100

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

$3,557/mo all-in

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

Mortgage principal & interest$2,493

Property tax (1.30% effective)$488

Insurance (estimate)$50

HOA dues$527

Total monthly$3,557

Rough cash to close$101,250

30% of that payment is not the mortgage. The HOA fee alone is $31,620 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,030.

Financing type

Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($22,500). 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

2 recorded points

Reconstructed from 3 units of recorded sales at 2401 Park Blvd — every recorded sale carries its HOA fee and date. No listing site shows this.

$527/mo · 2026

+59% since 2023

We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.

🏢 Get this building's full reserve & assessment report — free →

✅ Positives

In-unit W/D
Garage parking
Low HOA (1.4%/yr)

⚠️ Cons

Ground floor
Photos look dim — verify light in person

🚩 Red flags

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Photos

Price history (this unit)

Only one sale-price event on record ($450,000 on Oct 7, 2026).

Oct 7, 2026 — Listed $450,000

Description

Great opportunity in this 2-bedroom, 1.5-bath home featuring a versatile den that offers the potential for a 3rd bedroom, home office, or flex space. The spacious living room features laminate flooring and abundant natural light. The kitchen offers ample cabinetry and storage and includes a refrigerator and range. LED lighting adds a bright, updated feel throughout. The full bath features a shower over tub with solid-surface surround, plus an additional half bath for added convenience. An in-unit washer/dryer combo is included, and the rear bedroom provides direct access to the private balcony—perfect for enjoying some fresh air. Additional highlights include one assigned parking space in…