5405 Carlton 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
27% of that payment is not the mortgage. The HOA fee alone is $52,620 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $6,341.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($47,495). 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 · +10.7%/yrReconstructed from 7 units of recorded sales at 5405 Carlton St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 50% in 4 years — about +10.7%/yr across 7 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
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 19% above model fair value
- HOA $877/mo
- Older building (1966)
🚩 Red flags
- HOA rising ~11%/yr in this building ($583/mo in 2022 → $877)
Photos
Price history (this unit)
- Oct 1, 2026 — Listed $949,900
- Dec 8, 1989 — Sold (Public Records) $195,000
Description
San Francisco skyline views steal the show in this spacious Rockridge condo, framed by oversized windows that bring the cityscape and changing evening skies right into the living spaces. The open living, dining and kitchen areas flow together, with natural light and views throughout. Glass sliders from the living room open to a generous private balcony overlooking the city skyline. The primary suite and versatile plus room offer additional flexible living space. Ample in unit storage and free laundry conveniently located just outside the unit. Deeded storage and garage parking are included. Set in a secure seventeen unit building just off Broadway Terrace and blocks from College Avenue…