398 Adams St #104
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
51% of that payment is not the mortgage. The HOA fee alone is $47,640 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $1,288.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($9,950). 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 2026-08-20 — 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 5 units of recorded sales at 398 Adams 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 9 tracked in Adams Point
- 45% below model fair value
- 53% below its 2016 peak
- Garage parking
⚠️ Cons
- Older building (1966)
- Ground floor
🚩 Red flags
- Listed BELOW its 2016 sale ($420k) → value eroding
- HOA $794/mo — 4.8%/yr of the price
Photos
Price history (this unit)
- Jul 16, 2026 — Listed $199,000
- Jun 30, 2016 — Sold (MLS) $420,000
- May 18, 2016 — Listed $374,000
- Feb 28, 2006 — Sold (MLS) $317,000
- Feb 28, 2006 — Sold (Public Records) $317,000
- Nov 15, 2005 — Listed $325,000
Description
Spacious 750 sq ft (per public record), one-bedroom, one-bath condo featuring an open floor plan with floor-to-ceiling windows that open out to a courtyard. Additional features include deeded parking in an enclosed, gated garage and laundry located on the same floor. This Adams Point condo has Building Compliance of the Sewer Lateral and SB-326 Deck requirements. Conveniently situated near Whole Foods, Lake Merritt, and the vibrant shops and restaurants of Grand Avenue. Open House July 26th from 2-4 PM.