474 Merritt Ave #7
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
25% of that payment is not the mortgage. The HOA fee alone is $31,380 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,635.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($44,900). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($523 in 2026), not enough for a trend yet. The listing shows $523/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.
🏢 Get this building's free HOA report →✅ Positives
- Garage parking
- Low HOA (0.7%/yr)
⚠️ Cons
- Older building (1951)
- Ground floor
🚩 Red flags
- Listed BELOW its 2019 sale ($1100k) → value eroding
Photos
Price history (this unit)
- Aug 13, 2026 — Listed $898,000
- Sep 20, 2019 — Sold (MLS) $1,100,000
- Sep 20, 2019 — Sold (Public Records) $1,100,000
- Jul 11, 2019 — Listed $899,000
- Mar 17, 2005 — Sold (Public Records) $454,500
- Jan 19, 1990 — Sold (Public Records) $739,500
Description
SPECTACULAR VIEWS and 1757SF! Perched on the edge of Lake Merritt, this 1,757-SF corner residence lives like a house in the sky. A full wall of west-facing windows floods the living room with light and front-row sunsets stretching all the way to Mount Tam & SF. Golden hour here feels cinematic. Lake views follow you into the formal dining room, elevating weeknights and dinner parties alike. The updated kitchen pairs stainless steel appliances with generous counters and storage. Built in 1951, the home blends clean mid-century lines, hardwood floors, and timeless character. A spacious entry with bonus nook makes an inspiring office or add a wall for a third bedroom with closet. The stone