455 Crescent St #202
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
43% of that payment is not the mortgage. The HOA fee alone is $39,180 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $1,540.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($11,250). 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 · +1.3%/yrReconstructed from 14 units of recorded sales at 455 Crescent St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +1.3%/yr over 5 years across 14 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
- Cheapest entry price of all 24
- Upper floor
- On market 204 days → motivated seller, room to negotiate
⚠️ Cons
- Tiny (546 sf)
- $/sf only ~at market
- HOA $622/mo
🚩 Red flags
- Listed BELOW its 8/2025 sale ($265k) → value eroding
Photos
Price history (this unit)
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Description
This is the best kitchen you will ever find in a condo of this age. The owner installed a luxury Bertazzoni induction range and refrigerator, custom cabinets and a European style washer/dryer combo. No more trips to the laundry room. It is a small space packed with great features. The building is level-in with an elevator. The corner unit is on the 2nd floor with great light all through the day. 1 parking space in the secure garage. Easy access on and off the freeway. It is a unique property for the right buyer.