6465 San Pablo Ave #203
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
35% of that payment is not the mortgage. The HOA fee alone is $52,200 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,355.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($24,950). 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 2026-10-08 — 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 · +6.1%/yrReconstructed from 7 units of recorded sales at 6465 San Pablo Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 35% in 5 years — about +6.1%/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
- In-unit W/D
- Garage parking
- Newer build (2008)
⚠️ Cons
- HOA $870/mo
🚩 Red flags
Photos
Price history (this unit)
- Sep 9, 2026 — Listed $499,000
Description
Priced to Sell! An exceptional opportunity to live at The Emerson on San Pablo, one of Oakland’s most sought-after modern condominium buildings. This 2026 designer-refreshed, move-in-ready corner 2BD/2BA unit offers an open living, dining, and kitchen concept flanked by two private bedrooms. Eastern exposure provides morning light and cooler afternoons. High-end finishes include engineered hardwood floors, quartz counters, SS appliances, gas cooktop, new tile backsplash, recessed lighting, ample cabinetry w/ floating shelves & under-cabinet lighting. Oversized dual-pane, metal-framed windows create a remarkably quiet interior. Primary suite features a walk-in closet w/ organizer & en-suite…