2842 Adeline St #6
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
41% of that payment is not the mortgage. The HOA fee alone is $27,600 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $1,242.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($9,000). 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
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 pointsReconstructed from 2 units of recorded sales at 2842 Adeline St — every recorded sale carries its HOA fee and date. No listing site shows this.
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
- Cheapest of 25 tracked in West Oakland
- 37% below model fair value
- On market 248 days → strong negotiating leverage
- In-unit W/D
⚠️ Cons
- Older building (1929)
- Ground floor
🚩 Red flags
- HOA rising ~9%/yr in this building ($305/mo in 2021 → $460)
- Still cutting price ($225k→$195k→$180k)
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Photos
Price history (this unit)
- Sep 9, 2026 — Price Changed $180,000
- Jun 26, 2026 — Price Changed $195,000
- Mar 10, 2026 — Price Changed $225,000
- Feb 5, 2026 — Listed $165,000
Description
Finally an affordable live/work space! Open floor plan, featuring lofty ceilings, gas range, dishwasher and in-unit laundry! Plenty of square feet to be re-imagined as a 1 bedroom. HOA includes water and trash service keeping your utilities low. Emeryville's best offerings are only minutes away this home is positioned near shopping, Bay St. and some of the best restaurants in Emeryville and Oakland, and with easy access to the entire Bay Area, everything is at your fingertips. You can be in SF in less than 15 minutes by car or BART and it's only 6 minutes to Downtown Oakland, Temescal, Jack London, Rockridge and more! Perfect for the biking enthusiast, only minutes from the Bay Trail to the…