303 Adams St #109
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
32% of that payment is not the mortgage. The HOA fee alone is $43,920 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,461.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($25,750). 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 5 units of recorded sales at 303 Adams St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 42% in 5 years — about +7.2%/yr across 5 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
- 12% below model fair value
- Garage parking
⚠️ Cons
- HOA $732/mo
- Older building (1971)
- Ground floor
🚩 Red flags
Photos
Price history (this unit)
- Sep 9, 2026 — Listed $515,000
- Jul 7, 2025 — Rental Removed $2,750
- Jun 14, 2025 — Listed for Rent $2,750
- May 15, 1992 — Sold (Public Records) $118,000
Description
This unit is currently rented having been completely renovated in 2024 featuring a spacious living room with direct access to a charming patio. The modern kitchen features quartz countertops, brand-new GE appliances (including a stove/oven, microwave, refrigerator, dishwasher, and garbage disposal), all-new cabinetry, and a breakfast bar next to the dining area, providing extra seating. The large en-suite bedroom offers two mirrored closets, a quartz countertop vanity with seating, and a sliding door that opens to a private balcony, also accessible from the main living room—ideal for entertaining. The second bedroom is generously sized, with a wall-to-wall mirrored closet and new windows.…