Stealpad › San Francisco, CA › 2-Bedroom condos
2-Bedroom Condos for Sale in San Francisco, CA
132 2-bedroom condos for sale in San Francisco from $55K, each given a Deal Score vs recent San Francisco 2-bedroom sold comps. 35 are priced below market — sorted best deal first.
132 for sale35 below marketmedian $1.2Mfrom $55KHOA ~$1,112
100Great deal
285 Main St #202
$330,641
2 bd · 1 ba · 805 sqft · $411/sf
HOA $925/mo · Fl 2 · 156d · 63% below mkt
⚖️ Adjusted valueUndervaluedasking is 51% under fair value
Model fair value · 102 sold comps · ±17%$669,992
vs model fair value · size · beds/baths · age · HOA · location−51%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 51% below model fair value
- On market 156 days → strong negotiating leverage
⚠️ Cons
- HOA $925/mo
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($330,641 on Feb 17, 2026).
- Feb 17, 2026 — Listed $330,641
Description
No description captured.
100Great deal
355 1st St Unit S207
$364,812
2 bd · 2 ba · 963 sqft · $379/sf
HOA $1,242/mo · 70d · 66% below mkt
⚖️ Adjusted valueUndervaluedasking is 58% under fair value
Model fair value · 102 sold comps · ±17%$875,695
vs model fair value · size · beds/baths · age · HOA · location−58%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 58% below model fair value
- On market 70 days → some leverage
- In-unit W/D
- Garage parking
⚠️ Cons
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1242/mo (full-service high-rise)
- HOA $1242/mo — 4.1%/yr of the price
Price history (this unit)
Only one sale-price event on record ($364,812 on May 14, 2026).
- May 14, 2026 — Listed $364,812
Description
No description captured.
100Great deal
285 Main St #312
$385,168
2 bd · 1 ba · 826 sqft · $466/sf
HOA $925/mo · Fl 3 · 156d · 58% below mkt
⚖️ Adjusted valueUndervaluedasking is 44% under fair value
Model fair value · 102 sold comps · ±17%$686,447
vs model fair value · size · beds/baths · age · HOA · location−44%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 44% below model fair value
- On market 156 days → strong negotiating leverage
- Upper floor (fl 3)
⚠️ Cons
- HOA $925/mo
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($385,168 on Feb 17, 2026).
- Feb 17, 2026 — Listed $385,168
Description
No description captured.
100Great deal
1688 Pine St Unit W201
$402,999
2 bd · 2 ba · 930 sqft · $433/sf
HOA $889/mo · 58d · 57% below mkt
⚖️ Adjusted valueUndervaluedasking is 50% under fair value
Model fair value · 49 sold comps · ±17%$812,085
vs model fair value · size · beds/baths · age · HOA · location−50%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Best $/sf of 56 tracked in Sf District 8
- 50% below model fair value
- On market 58 days → some leverage
- In-unit W/D
⚠️ Cons
- HOA $889/mo
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($402,999 on May 26, 2026).
- May 26, 2026 — Listed $402,999
Description
No description captured.
100Great deal
395 6th St #305
$449,000
2 bd · 2 ba · 819 sqft · $548/sf
HOA $589/mo · Fl 3 · 48d · 51% below mkt
⚖️ Adjusted valueUndervaluedasking is 35% under fair value
Model fair value · 102 sold comps · ±17%$691,367
vs model fair value · size · beds/baths · age · HOA · location−35%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 35% below model fair value
- On market 48 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
⚠️ Cons
- HOA $589/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($449,000 on Jun 5, 2026).
- Jun 5, 2026 — Listed $449,000
Description
No description captured.
100Great deal
395 6th St #413
$469,094
2 bd · 2 ba · 805 sqft · $583/sf
HOA $589/mo · Fl 4 · 122d · 48% below mkt
⚖️ Adjusted valueUndervaluedasking is 33% under fair value
Model fair value · 102 sold comps · ±17%$704,130
vs model fair value · size · beds/baths · age · HOA · location−33%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 33% below model fair value
- On market 122 days → strong negotiating leverage
- Upper floor (fl 4)
- In-unit W/D
⚠️ Cons
- HOA $589/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($469,094 on Mar 20, 2026).
- Mar 20, 2026 — Listed $469,094
Description
No description captured.
100Great deal
400 Beale St #407
$499,888
2 bd · 2 ba · 1,143 sqft · $437/sf
HOA $1,392/mo · Fl 4 · 1d · 61% below mkt
⚖️ Adjusted valueUndervaluedasking is 49% under fair value
Model fair value · 102 sold comps · ±17%$1,042,223
vs model fair value · size · beds/baths · age · HOA · location−52%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- 52% below model fair value
- Upper floor (fl 4)
⚠️ Cons
- HOA $1392/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1392/mo (full-service high-rise)
Price history (this unit)
Trough $409,444 Sep 4, 2019Now $499,888Peak $499,888 Jul 22, 2026
Current list price is 0% below its peak · +22% above its trough.
- Jul 22, 2026 — Listed $499,888
- Sep 4, 2019 — Sold (MLS) $409,444
- Apr 4, 2019 — Listed $409,444
Description
No description captured.
100Great deal
50 Lansing St #203
$519,000
2 bd · 2 ba · 1,065 sqft · $487/sf
HOA $1,050/mo · Fl 2 · 102d · 56% below mkt
⚖️ Adjusted valueUndervaluedasking is 42% under fair value
Model fair value · 102 sold comps · ±17%$948,549
vs model fair value · size · beds/baths · age · HOA · location−45%
Condition · Avg / verify in person0
Price history · just off its peak+3%
✅ Positives
- 45% below model fair value
- On market 102 days → strong negotiating leverage
- Newer build (2006)
⚠️ Cons
- HOA $1050/mo
🚩 Red flags
- Very high HOA $1050/mo (full-service high-rise)
Price history (this unit)
Trough $314,959 Dec 19, 2008Now $519,000Peak $525,000 Apr 13, 2026
Current list price is 1% below its peak · +65% above its trough.
- Jun 10, 2026 — Price Changed $519,000
- Apr 13, 2026 — Price Changed $525,000
- Apr 12, 2026 — Listed $425,000
- Dec 19, 2008 — Sold (MLS) $314,959
- Oct 8, 2008 — Listed $314,959
Description
No description captured.
100Great deal
109 S Lake Merced Hls Unit 3E
$759,888
2 bd · 2 ba · 1,242 sqft · $612/sf
HOA $1,274/mo · Fl 1 · 42d · 29% below mkt
⚖️ Adjusted valueUndervaluedasking is 36% under fair value
Model fair value · 27 sold comps · ±17%$1,179,120
vs model fair value · size · beds/baths · age · HOA · location−36%
Condition · Avg / verify in person0
Price history · ≈11% below its peak0
✅ Positives
- Best $/sf of 24 tracked in San Francisco
- 36% below model fair value
- Garage parking
⚠️ Cons
- HOA $1274/mo
- Ground floor
🚩 Red flags
- Very high HOA $1274/mo (full-service high-rise)
- Listed BELOW its 2022 sale ($852k) → value eroding
Price history (this unit)
Trough $465,000 Mar 29, 2013Now $759,888Peak $852,000 Sep 20, 2022
Current list price is 11% below its peak · +63% above its trough.
- Jun 11, 2026 — Listed $759,888
- Jun 11, 2026 — Listed $759,888
- Sep 20, 2022 — Sold (Public Records) $852,000
- Apr 30, 2015 — Sold (Public Records) $700,000
- Mar 29, 2013 — Sold (Public Records) $465,000
- Feb 20, 2001 — Sold (Public Records) $475,000
Description
No description captured.
100Great deal
1388 Gough St #601
$899,000
2 bd · 2 ba · 1,382 sqft · $651/sf
HOA $2,041/mo · Fl 6 · 133d · 35% below mkt
⚖️ Adjusted valueUndervaluedasking is 30% under fair value
Model fair value · 49 sold comps · ±17%$1,295,562
vs model fair value · size · beds/baths · age · HOA · location−31%
Condition · Avg / verify in person0
Price history · ≈10% below its peak+1%
✅ Positives
- 31% below model fair value
- On market 133 days → strong negotiating leverage
- Upper floor (fl 6)
- Garage parking
⚠️ Cons
- HOA $2041/mo
🚩 Red flags
- Very high HOA $2041/mo (full-service high-rise)
Price history (this unit)
Trough $655,000 Jan 23, 2004Now $899,000Peak $1,000,000 Mar 12, 2026
Current list price is 10% below its peak · +37% above its trough.
- Jun 19, 2026 — Price Changed $899,000
- Mar 12, 2026 — Listed $1,000,000
- Jun 6, 2012 — Sold (MLS) $835,000
- Jun 6, 2012 — Sold (Public Records) $835,000
- Apr 25, 2012 — Listed $830,000
- Jun 23, 2011 — Price Changed $830,000
Description
No description captured.
92Great deal
395 6th St Unit BM1
$470,707
2 bd · 2 ba · 765 sqft · $615/sf
HOA $583/mo · 7d · 45% below mkt
⚖️ Adjusted valueUndervaluedasking is 27% under fair value
Model fair value · 102 sold comps · ±17%$647,883
vs model fair value · size · beds/baths · age · HOA · location−27%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 27% below model fair value
- In-unit W/D
- Newer build (2025)
⚠️ Cons
- HOA $583/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($470,707 on Jul 15, 2026).
- Jul 15, 2026 — Listed $470,707
Description
No description captured.
91Great deal
245 5th St #103
$998,000
2 bd · 2 ba · 1,566 sqft · $637/sf
HOA $804/mo · Fl 1 · 49d · 43% below mkt
⚖️ Adjusted valueUndervaluedasking is 26% under fair value
Model fair value · 102 sold comps · ±17%$1,358,875
vs model fair value · size · beds/baths · age · HOA · location−27%
Condition · Avg / verify in person0
Price history · ≈9% below its peak+1%
✅ Positives
- 27% below model fair value
- On market 49 days → some leverage
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $804/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Listed BELOW its 2017 sale ($1100k) → value eroding
Price history (this unit)
Trough $250,000 May 23, 1997Now $998,000Peak $1,100,000 Mar 6, 2017
Current list price is 9% below its peak · +299% above its trough.
- Jun 4, 2026 — Listed $998,000
- Mar 6, 2017 — Sold (MLS) $1,100,000
- Mar 6, 2017 — Sold (Public Records) $1,100,000
- Jan 16, 2017 — Listed $1,099,000
- Sep 25, 2012 — Sold (MLS) $765,000
- Sep 25, 2012 — Listed $780,000
Description
No description captured.
89Great deal
51 Innes Ct #204
$738,000
2 bd · 2 ba · 1,190 sqft · $620/sf
HOA $750/mo · Fl 2 · 35d · 41% below mkt
⚖️ Adjusted valueUndervaluedasking is 24% under fair value
Model fair value · 1 sold comps · ±17%$971,945
vs model fair value · size · beds/baths · age · HOA · location−24%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 24% below model fair value
- In-unit W/D
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $750/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($738,000 on Jun 18, 2026).
- Jun 18, 2026 — Listed $738,000
Description
No description captured.
86Great deal
300 3rd St #305
$799,000
2 bd · 2 ba · 1,161 sqft · $688/sf
HOA $1,112/mo · Fl 3 · 1d · 20% below mkt
⚖️ Adjusted valueUndervaluedasking is 22% under fair value
Model fair value · 27 sold comps · ±17%$1,071,464
vs model fair value · size · beds/baths · age · HOA · location−25%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- 25% below model fair value
- Upper floor (fl 3)
⚠️ Cons
- HOA $1112/mo
🚩 Red flags
- Very high HOA $1112/mo (full-service high-rise)
Price history (this unit)
Trough $780,000 Jul 18, 2008Now $799,000Peak $800,000 May 5, 2023
Current list price is 0% below its peak · +2% above its trough.
- Jul 22, 2026 — Listed $799,000
- Jul 22, 2026 — Listed $799,000
- May 5, 2023 — Sold (Public Records) $800,000
- Jul 18, 2008 — Sold (Public Records) $780,000
Description
No description captured.
84Great deal
1930 Mission St #4
$585,000
2 bd · 1 ba · 873 sqft · $670/sf
HOA $661/mo · Fl 1 · 40d · 40% below mkt
⚖️ Adjusted valueUndervaluedasking is 20% under fair value
Model fair value · 102 sold comps · ±17%$716,058
vs model fair value · size · beds/baths · age · HOA · location−18%
Condition · Avg / verify in person0
Price history · ≈22% below its peak−2%
✅ Positives
- 18% below model fair value
- Low HOA (1.4%/yr)
⚠️ Cons
- HOA $661/mo
- Ground floor
- Only 1 bath
🚩 Red flags
- Still cutting price ($749k→$730k→$719k→$615k→$585k)
- Listed BELOW its 2023 sale ($657k) → value eroding
Price history (this unit)
Trough $365,000 Jan 30, 2001Now $585,000Peak $749,000 Jul 9, 2024
Current list price is 22% below its peak · +60% above its trough.
- Jul 14, 2026 — Price Changed $585,000
- Jun 13, 2026 — Listed $615,000
- Aug 23, 2024 — Price Changed $719,000
- Aug 2, 2024 — Price Changed $730,000
- Jul 9, 2024 — Listed $749,000
- Apr 27, 2023 — Sold (MLS) $656,500
Description
No description captured.
84Great deal
2780 19th Ave #62
$799,000
2 bd · 2 ba · 1,240 sqft · $644/sf
HOA $1,316/mo · Fl 6 · 55d · 39% below mkt
⚖️ Adjusted valueUndervaluedasking is 20% under fair value
Model fair value · 6 sold comps · ±17%$1,001,202
vs model fair value · size · beds/baths · age · HOA · location−20%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 20% below model fair value
- On market 55 days → some leverage
- Upper floor (fl 6)
⚠️ Cons
- HOA $1316/mo
🚩 Red flags
- Very high HOA $1316/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($799,000 on May 29, 2026).
- May 29, 2026 — Listed $799,000
Description
No description captured.
80Great deal
570 Innes Ave #302
$599,999
2 bd · 2 ba · 957 sqft · $627/sf
HOA $691/mo · Fl 3 · 63d · 11% below mkt
⚖️ Adjusted valueFairly pricedasking is 14% under fair value
Model fair value · 20 sold comps · ±17%$703,304
vs model fair value · size · beds/baths · age · HOA · location−15%
Condition · Avg / verify in person0
Price history · ≈10% below its peak+1%
✅ Positives
- 15% below model fair value
- On market 63 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
⚠️ Cons
- HOA $691/mo
🚩 Red flags
- Still cutting price ($669k→$614k→$600k)
Price history (this unit)
Trough $599,999 Jul 7, 2026Now $599,999Peak $668,800 May 21, 2026
Current list price is 10% below its peak · +0% above its trough.
- Jul 7, 2026 — Price Changed $599,999
- Jun 13, 2026 — Price Changed $613,800
- May 21, 2026 — Listed $668,800
Description
No description captured.
80Great deal
101 Crescent Way #2108
$699,000
2 bd · 2 ba · 984 sqft · $710/sf
HOA $675/mo · Fl 21 · 1d · 17% below mkt
⚖️ Adjusted valueUndervaluedasking is 17% under fair value
Model fair value · 27 sold comps · ±17%$870,822
vs model fair value · size · beds/baths · age · HOA · location−20%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- 20% below model fair value
- Upper floor (fl 21)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $675/mo
🚩 Red flags
—
Price history (this unit)
Trough $670,000 Dec 10, 2024Now $699,000Peak $699,000 Jul 23, 2026
Current list price is 0% below its peak · +4% above its trough.
- Jul 23, 2026 — Listed $699,000
- Jul 23, 2026 — Listed $699,000
- Dec 10, 2024 — Sold (Public Records) $670,000
Description
No description captured.
79Good value
1000 Franklin St #205
$779,000
2 bd · 2 ba · 1,054 sqft · $739/sf
HOA $793/mo · Fl 2 · 20d · 26% below mkt
⚖️ Adjusted valueFairly pricedasking is 16% under fair value
Model fair value · 49 sold comps · ±17%$956,789
vs model fair value · size · beds/baths · age · HOA · location−19%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- 19% below model fair value
- Low HOA (1.2%/yr)
⚠️ Cons
- HOA $793/mo
🚩 Red flags
—
Price history (this unit)
Trough $199,000 Sep 5, 1995Now $779,000Peak $779,000 Jul 3, 2026
Current list price is 0% below its peak · +291% above its trough.
- Jul 3, 2026 — Listed $779,000
- Apr 11, 2014 — Sold (Public Records) $650,000
- Jan 2, 2003 — Sold (MLS) $490,000
- Dec 31, 2002 — Sold (Public Records) $490,000
- Oct 10, 2002 — Listed $493,642
- Jul 24, 2002 — Sold (Public Records) $391,500
Description
No description captured.
78Good value
1388 Gough St #407
$995,000
2 bd · 2 ba · 1,296 sqft · $768/sf
HOA $1,914/mo · Fl 4 · 8d · 23% below mkt
⚖️ Adjusted valueFairly pricedasking is 15% under fair value
Model fair value · 49 sold comps · ±17%$1,213,813
vs model fair value · size · beds/baths · age · HOA · location−18%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- 18% below model fair value
- Upper floor (fl 4)
- In-unit W/D
⚠️ Cons
- HOA $1914/mo
🚩 Red flags
- Very high HOA $1914/mo (full-service high-rise)
Price history (this unit)
Trough $289,000 Jun 13, 1995Now $995,000Peak $995,000 Jul 15, 2026
Current list price is 0% below its peak · +244% above its trough.
- Jul 15, 2026 — Listed $995,000
- Jun 26, 2012 — Sold (MLS) $715,000
- Jun 26, 2012 — Sold (Public Records) $715,000
- May 11, 2012 — Listed $699,000
- Aug 3, 2010 — Listed $729,000
- Jun 28, 2010 — Price Changed $749,000
Description
No description captured.
77Good value
588 Minna St #603
$969,900
2 bd · 2 ba · 1,278 sqft · $759/sf
HOA $1,178/mo · Fl 6 · 22d · 28% below mkt
⚖️ Adjusted valueFairly pricedasking is 14% under fair value
Model fair value · 3 sold comps · ±17%$1,121,300
vs model fair value · size · beds/baths · age · HOA · location−14%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- 14% below model fair value
- Upper floor (fl 6)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1178/mo
🚩 Red flags
- Very high HOA $1178/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($969,900 on Jul 1, 2026).
- Jul 1, 2026 — Listed $969,900
- Jun 27, 2026 — Coming Soon $969,900
Description
No description captured.
76Good value
1 Daniel Burnham Ct #912
$950,000
2 bd · 2 ba · 1,149 sqft · $827/sf
HOA $1,903/mo · Fl 9 · 1d · 17% below mkt
⚖️ Adjusted valueFairly pricedasking is 13% under fair value
Model fair value · 49 sold comps · ±17%$1,091,370
vs model fair value · size · beds/baths · age · HOA · location−13%
Condition · Avg / verify in person0
Price history · ≈12% below its peak0
✅ Positives
- 13% below model fair value
- Upper floor (fl 9)
⚠️ Cons
- HOA $1903/mo
🚩 Red flags
- Very high HOA $1903/mo (full-service high-rise)
- Listed BELOW its 2022 sale ($1040k) → value eroding
Price history (this unit)
Trough $650,000 Feb 21, 2001Now $950,000Peak $1,075,000 Oct 19, 2022
Current list price is 12% below its peak · +46% above its trough.
- Jul 22, 2026 — Listed $950,000
- Nov 22, 2022 — Sold (MLS) $1,040,000
- Nov 22, 2022 — Sold (Public Records) $1,040,000
- Oct 19, 2022 — Listed $1,075,000
- Feb 21, 2001 — Sold (MLS) $650,000
- Feb 20, 2001 — Sold (Public Records) $650,000
Description
No description captured.
75Good value
5900 3rd St #2414
$750,000
2 bd · 2 ba · 1,016 sqft · $738/sf
HOA $600/mo · Fl 24 · 90d · 30% below mkt
⚖️ Adjusted valueFairly pricedasking is 10% under fair value
Model fair value · 1 sold comps · ±17%$853,851
vs model fair value · size · beds/baths · age · HOA · location−12%
Condition · Avg / verify in person0
Price history · ≈4% below its peak+2%
✅ Positives
- 12% below model fair value
- On market 90 days → strong negotiating leverage
- Upper floor (fl 24)
- In-unit W/D
⚠️ Cons
- HOA $600/mo
🚩 Red flags
—
Price history (this unit)
Trough $700,000 Mar 27, 2015Now $750,000Peak $780,000 Apr 24, 2026
Current list price is 4% below its peak · +7% above its trough.
- Jun 25, 2026 — Price Changed $750,000
- Apr 24, 2026 — Listed $780,000
- Oct 3, 2024 — Rental Removed $3,800
- Jul 28, 2024 — Listed for Rent $3,800
- Mar 26, 2018 — Sold (Public Records) $740,000
- Mar 27, 2015 — Sold (Public Records) $700,000
Description
No description captured.
74Good value
888 7th St #355
$529,114
2 bd · 1 ba · 770 sqft · $687/sf
HOA $682/mo · Fl 3 · 56d · 38% below mkt
⚖️ Adjusted valueFairly pricedasking is 12% under fair value
Model fair value · 102 sold comps · ±17%$624,292
vs model fair value · size · beds/baths · age · HOA · location−15%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- 15% below model fair value
- On market 56 days → some leverage
- Upper floor (fl 3)
- In-unit W/D
⚠️ Cons
- HOA $682/mo
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~8%/yr in this building ($389/mo in 2022 → $537)
Price history (this unit)
Trough $447,819 Oct 3, 2022Now $529,114Peak $529,114 May 28, 2026
Current list price is 0% below its peak · +18% above its trough.
- May 28, 2026 — Listed $529,114
- Oct 3, 2022 — Sold (MLS) $447,819
- Mar 30, 2022 — Listed $447,819
Description
No description captured.
73Good value
1340 Clay St #603
$1,499,000
2 bd · 2 ba · 1,705 sqft · $879/sf
HOA $4,099/mo · Fl 6 · 35d · 12% below mkt
⚖️ Adjusted valueFairly pricedasking is 11% under fair value
Model fair value · 49 sold comps · ±17%$1,666,373
vs model fair value · size · beds/baths · age · HOA · location−10%
Condition · Avg / verify in person0
Price history · ≈17% below its peak−1%
✅ Positives
- Upper floor (fl 6)
- Garage parking
⚠️ Cons
- HOA $4099/mo
🚩 Red flags
- Very high HOA $4099/mo (full-service high-rise)
Price history (this unit)
Trough $540,000 Dec 16, 1994Now $1,499,000Peak $1,798,000 Oct 4, 2019
Current list price is 17% below its peak · +178% above its trough.
- Jun 18, 2026 — Listed $1,499,000
- Jul 31, 2025 — Sold (Public Records) $1,400,000
- Mar 27, 2024 — Listed $1,690,000
- Oct 27, 2020 — Sold (MLS) $1,205,000
- Oct 27, 2020 — Sold (Public Records) $1,205,000
- Aug 15, 2020 — Price Changed $1,380,000
Description
No description captured.
72Good value
501 Hudson Ave #304
$583,000
2 bd · 1 ba · 802 sqft · $727/sf
HOA $655/mo · Fl 3 · 35d · 15% below mkt
⚖️ Adjusted valueFairly pricedasking is 10% under fair value
Model fair value · 27 sold comps · ±17%$646,208
vs model fair value · size · beds/baths · age · HOA · location−10%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $655/mo
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($583,000 on Jun 19, 2026).
- Jun 19, 2026 — Listed $583,000
- Jun 18, 2026 — Listed $583,000
Description
No description captured.
72Good value
5800 3rd St #1412
$698,000
2 bd · 2 ba · 1,080 sqft · $646/sf
HOA $622/mo · Fl 14 · 13d · 9% below mkt
⚖️ Adjusted valueFairly pricedasking is 10% under fair value
Model fair value · 20 sold comps · ±17%$789,551
vs model fair value · size · beds/baths · age · HOA · location−12%
Condition · Avg / verify in person0
Price history · ≈4% below its peak+2%
✅ Positives
- 12% below model fair value
- Upper floor (fl 14)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $622/mo
🚩 Red flags
—
Price history (this unit)
Trough $698,000 Jul 10, 2026Now $698,000Peak $729,000 Jul 28, 2022
Current list price is 4% below its peak · +0% above its trough.
- Jul 10, 2026 — Listed $698,000
- Sep 27, 2022 — Sold (MLS) $700,000
- Sep 27, 2022 — Sold (Public Records) $700,000
- Jul 28, 2022 — Listed $729,000
Description
No description captured.
72Good value
1160 Mission St #907
$849,000
2 bd · 2 ba · 1,043 sqft · $814/sf
HOA $1,245/mo · Fl 9 · 13d · 27% below mkt
⚖️ Adjusted valueFairly pricedasking is 10% under fair value
Model fair value · 102 sold comps · ±17%$938,581
vs model fair value · size · beds/baths · age · HOA · location−10%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Upper floor (fl 9)
- In-unit W/D
- Newer build (2008)
⚠️ Cons
- HOA $1245/mo
🚩 Red flags
- Very high HOA $1245/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($849,000 on Jul 10, 2026).
- Jul 10, 2026 — Listed $849,000
Description
No description captured.
72Good value
5900 3rd St #2409
$849,000
2 bd · 2 ba · 1,295 sqft · $656/sf
HOA $690/mo · Fl 24 · 48d · ~at market (-7%)
⚖️ Adjusted valueFairly pricedasking is 10% under fair value
Model fair value · 20 sold comps · ±17%$943,557
vs model fair value · size · beds/baths · age · HOA · location−10%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 48 days → some leverage
- Upper floor (fl 24)
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- HOA $690/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($849,000 on Jun 5, 2026).
- Jun 5, 2026 — Listed $849,000
Description
No description captured.
72Good value
111 Chestnut St #203
$995,000
2 bd · 2 ba · 1,233 sqft · $807/sf
HOA $1,401/mo · Fl 2 · 14d · 19% below mkt
⚖️ Adjusted valueFairly pricedasking is 10% under fair value
Model fair value · 49 sold comps · ±17%$1,132,429
vs model fair value · size · beds/baths · age · HOA · location−12%
Condition · Avg / verify in person0
Price history · ≈3% below its peak+2%
✅ Positives
- 12% below model fair value
- In-unit W/D
⚠️ Cons
- HOA $1401/mo
🚩 Red flags
- Very high HOA $1401/mo (full-service high-rise)
Price history (this unit)
Trough $579,000 Jun 21, 2000Now $995,000Peak $1,030,000 Jul 24, 2014
Current list price is 3% below its peak · +72% above its trough.
- Jul 9, 2026 — Listed $995,000
- Jan 14, 2025 — Rental Removed $4,595
- Dec 2, 2024 — Rental Removed $4,595
- Dec 2, 2024 — Listed for Rent $4,595
- Nov 21, 2024 — Price Changed $4,600
- Nov 19, 2024 — Price Changed $5,225
Description
No description captured.
70Good value
431 Capp St Unit A
$1,124,999
2 bd · 2 ba · 1,314 sqft · $856/sf
HOA $655/mo · 63d · ~at market (+0%)
⚖️ Adjusted valueFairly pricedasking is 6% under fair value
Model fair value · 27 sold comps · ±17%$1,239,444
vs model fair value · size · beds/baths · age · HOA · location−9%
Condition · Avg / verify in person0
Price history · ≈2% below its peak+3%
✅ Positives
- On market 63 days → some leverage
- In-unit W/D
- Low HOA (0.7%/yr)
⚠️ Cons
- HOA $655/mo
- Older building (1900)
🚩 Red flags
—
Price history (this unit)
Trough $1,124,999 Jun 9, 2026Now $1,124,999Peak $1,149,000 May 21, 2026
Current list price is 2% below its peak · +0% above its trough.
- Jun 9, 2026 — Price Changed $1,124,999
- Jun 9, 2026 — Price Changed $1,124,999
- May 21, 2026 — Listed $1,149,000
- May 21, 2026 — Listed $1,149,000
- Sep 9, 2024 — Rental Removed $5,000
- Aug 13, 2024 — Listed for Rent $5,000
Description
No description captured.
68Good value
2790 19th Ave #12
$900,000
2 bd · 2 ba · 1,240 sqft · $726/sf
HOA $1,315/mo · Fl 1 · 6d · 31% below mkt
⚖️ Adjusted valueFairly pricedasking is 7% under fair value
Model fair value · 6 sold comps · ±17%$1,002,652
vs model fair value · size · beds/baths · age · HOA · location−10%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
⚠️ Cons
- HOA $1315/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1315/mo (full-service high-rise)
Price history (this unit)
Trough $235,000 Jun 8, 1998Now $900,000Peak $900,000 Jul 17, 2026
Current list price is 0% below its peak · +283% above its trough.
- Jul 17, 2026 — Listed $900,000
- Feb 5, 2014 — Sold (Public Records) $680,000
- Mar 28, 2012 — Sold (Public Records) $459,000
- Jun 8, 1998 — Sold (Public Records) $235,000
Description
No description captured.
67Good value
1075 Market St #412
$799,000
2 bd · 2 ba · 933 sqft · $856/sf
HOA $1,109/mo · Fl 4 · 55d · 23% below mkt
⚖️ Adjusted valueFairly pricedasking is 6% under fair value
Model fair value · 102 sold comps · ±17%$825,610
vs model fair value · size · beds/baths · age · HOA · location−3%
Condition · Avg / verify in person0
Price history · ≈26% below its peak−3%
✅ Positives
- 26% below its 2023 peak
- On market 55 days → some leverage
- Upper floor (fl 4)
- Newer build (2018)
⚠️ Cons
- HOA $1109/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1109/mo (full-service high-rise)
- Still cutting price ($1080k→$998k→$825k→$799k)
Price history (this unit)
Trough $799,000 Jul 9, 2026Now $799,000Peak $1,080,000 Mar 24, 2023
Current list price is 26% below its peak · +0% above its trough.
- Jul 9, 2026 — Price Changed $799,000
- May 29, 2026 — Listed $825,000
- Jul 14, 2023 — Price Changed $998,000
- Mar 24, 2023 — Listed $1,080,000
Description
No description captured.
67Good value
900 North Point St #411
$1,495,000
2 bd · 2.5 ba · 1,314 sqft · $1,138/sf
HOA $6,896/mo · Fl 4 · 84d · 14% above mkt
⚖️ Adjusted valueFairly pricedasking is 3% under fair value
Model fair value · 49 sold comps · ±17%$1,468,900
vs model fair value · size · beds/baths · age · HOA · location+2%
Condition · Avg / verify in person0
Price history · ≈36% below its peak−5%
✅ Positives
- 36% below its 2015 peak
- On market 84 days → some leverage
- Upper floor (fl 4)
- In-unit W/D
⚠️ Cons
- Older building (1964)
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $6896/mo (full-service high-rise)
- Still cutting price ($2350k→$1900k→$1855k→$1495k)
- HOA $6896/mo — 5.5%/yr of the price
Price history (this unit)
Trough $1,495,000 Apr 30, 2026Now $1,495,000Peak $2,350,000 Mar 4, 2015
Current list price is 36% below its peak · +0% above its trough.
- Apr 30, 2026 — Listed $1,495,000
- Jul 1, 2025 — Price Changed $1,855,000
- Apr 24, 2025 — Listed $1,900,000
- Mar 4, 2015 — Listed $2,350,000
- Jun 27, 2014 — Listed $2,200,000
- May 14, 2014 — Listed $2,200,000
Description
No description captured.
66Good value
846 Cabrillo St
$1,295,000
2 bd · 1.5 ba · 1,440 sqft · $899/sf
No HOA listed · 14d · 30% below mkt
⚖️ Adjusted valueFairly pricedasking is 5% under fair value
Model fair value · 5 sold comps · ±17%$1,406,584
vs model fair value · size · beds/baths · age · HOA · location−8%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
⚠️ Cons
- Older building (1914)
🚩 Red flags
—
Price history (this unit)
Trough $601,283 Feb 8, 2010Now $1,295,000Peak $1,295,000 Jul 9, 2026
Current list price is 0% below its peak · +115% above its trough.
- Jul 9, 2026 — Listed $1,295,000
- Feb 8, 2010 — Sold (MLS) $601,283
- Mar 25, 2009 — Price Changed $619,000
- Feb 28, 2009 — Price Changed $649,000
- Jan 30, 2009 — Listed $699,000
Description
No description captured.
65Fair price
10 Innes Ct #304
$695,000
2 bd · 2 ba · 1,020 sqft · $681/sf
HOA $737/mo · Fl 3 · 21d · ~at market (-4%)
⚖️ Adjusted valueFairly pricedasking is 4% under fair value
Model fair value · 20 sold comps · ±17%$747,936
vs model fair value · size · beds/baths · age · HOA · location−7%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Low HOA (1.3%/yr)
- Newer build (2018)
⚠️ Cons
- HOA $737/mo
🚩 Red flags
—
Price history (this unit)
Trough $679,000 Sep 5, 2023Now $695,000Peak $695,000 Jul 2, 2026
Current list price is 0% below its peak · +2% above its trough.
- Jul 2, 2026 — Listed $695,000
- Feb 19, 2026 — Rental Removed $4,015
- Feb 15, 2026 — Listed for Rent $4,015
- Sep 5, 2023 — Sold (MLS) $679,000
- Feb 14, 2023 — Listed $679,000
Description
No description captured.
65Fair price
795 Sutter St #602
$1,199,000
2 bd · 1.5 ba · 1,304 sqft · $919/sf
HOA $1,761/mo · Fl 6 · 96d · 8% below mkt
⚖️ Adjusted valueFairly pricedasking is 2% under fair value
Model fair value · 49 sold comps · ±17%$1,250,576
vs model fair value · size · beds/baths · age · HOA · location−4%
Condition · Avg / verify in person0
Price history · ≈4% below its peak+2%
✅ Positives
- On market 96 days → strong negotiating leverage
- Upper floor (fl 6)
⚠️ Cons
- HOA $1761/mo
- Older building (1913)
🚩 Red flags
- Very high HOA $1761/mo (full-service high-rise)
- Listed BELOW its 2013 sale ($1250k) → value eroding
Price history (this unit)
Trough $210,000 Aug 15, 1997Now $1,199,000Peak $1,250,000 Mar 28, 2013
Current list price is 4% below its peak · +471% above its trough.
- Apr 18, 2026 — Listed $1,199,000
- Mar 28, 2013 — Sold (MLS) $1,250,000
- Mar 28, 2013 — Sold (Public Records) $1,250,000
- Mar 8, 2013 — Listed $1,250,000
- Jul 15, 2004 — Sold (Public Records) $715,000
- Jul 14, 2004 — Sold (MLS) $715,000
Description
No description captured.
63Fair price
821 Folsom St #515
$949,000
2 bd · 2 ba · 1,105 sqft · $859/sf
HOA $842/mo · Fl 5 · 119d · 23% below mkt
⚖️ Adjusted valueFairly pricedasking is +0% over fair value
Model fair value · 102 sold comps · ±17%$969,837
vs model fair value · size · beds/baths · age · HOA · location−2%
Condition · Avg / verify in person0
Price history · ≈5% below its peak+2%
✅ Positives
- On market 119 days → strong negotiating leverage
- Upper floor (fl 5)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $842/mo
🚩 Red flags
—
Price history (this unit)
Trough $795,000 Sep 14, 2012Now $949,000Peak $998,000 Mar 26, 2026
Current list price is 5% below its peak · +19% above its trough.
- May 28, 2026 — Price Changed $949,000
- Mar 26, 2026 — Listed $998,000
- Oct 31, 2012 — Sold (MLS) $840,000
- Oct 31, 2012 — Sold (Public Records) $840,000
- Sep 14, 2012 — Listed $795,000
Description
No description captured.
62Fair price
501 Crescent Way #5312 NEW
$649,000
2 bd · 2 ba · 875 sqft · $742/sf
HOA $763/mo · Fl 53 · 1d · ~at market (+5%)
⚖️ Adjusted valueFairly pricedasking is 2% under fair value
Model fair value · 20 sold comps · ±17%$660,691
vs model fair value · size · beds/baths · age · HOA · location−2%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Brand-new listing
- Upper floor (fl 53)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $763/mo
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
Only one sale-price event on record ($649,000 on Jul 23, 2026).
- Jul 23, 2026 — Listed $649,000
Description
No description captured.
61Fair price
1461 Broadway St #405
$896,000
2 bd · 2 ba · 950 sqft · $943/sf
HOA $1,187/mo · Fl 4 · 105d · ~at market (-5%)
⚖️ Adjusted valueFairly pricedasking is +2% over fair value
Model fair value · 49 sold comps · ±17%$891,272
vs model fair value · size · beds/baths · age · HOA · location+1%
Condition · Avg / verify in person0
Price history · ≈10% below its peak+1%
✅ Positives
- On market 105 days → strong negotiating leverage
- Upper floor (fl 4)
⚠️ Cons
- HOA $1187/mo
🚩 Red flags
- Very high HOA $1187/mo (full-service high-rise)
Price history (this unit)
Trough $300,000 Jan 8, 1998Now $896,000Peak $995,000 Apr 9, 2026
Current list price is 10% below its peak · +199% above its trough.
- May 12, 2026 — Price Changed $896,000
- Apr 9, 2026 — Listed $995,000
- Sep 29, 2023 — Sold (MLS) $810,000
- Sep 29, 2023 — Sold (Public Records) $810,000
- Jul 31, 2023 — Listed $799,888
- Jan 8, 1998 — Listed $300,000
Description
No description captured.
61Fair price
1720 Clay St #14
$1,550,000
2 bd · 3 ba · 1,675 sqft · $925/sf
No HOA listed · Fl 1 · 26d · 13% below mkt
⚖️ Adjusted valueFairly pricedasking is 1% under fair value
Model fair value · 1 sold comps · ±17%$1,573,368
vs model fair value · size · beds/baths · age · HOA · location−1%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Bigger than the San Francisco norm (1675 vs 960 sf)
⚠️ Cons
- Ground floor
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
60Fair price
946 Stockton St Unit 9E
$725,000
2 bd · 2 ba · 769 sqft · $943/sf
HOA $1,032/mo · Fl 1 · 14d · ~at market (-5%)
⚖️ Adjusted valueFairly pricedasking is +0% over fair value
Model fair value · 49 sold comps · ±17%$735,167
vs model fair value · size · beds/baths · age · HOA · location−1%
Condition · Avg / verify in person0
Price history · ≈9% below its peak+1%
✅ Positives
- $/sf under the Sf District 8 norm ($943 vs $1006)
⚠️ Cons
- HOA $1032/mo
- Older building (1970)
- Ground floor
🚩 Red flags
- Very high HOA $1032/mo (full-service high-rise)
- Listed BELOW its 2016 sale ($799k) → value eroding
Price history (this unit)
Trough $585,000 Aug 28, 2015Now $725,000Peak $799,000 May 3, 2016
Current list price is 9% below its peak · +24% above its trough.
- Jul 9, 2026 — Listed $725,000
- May 3, 2016 — Sold (MLS) $799,000
- May 3, 2016 — Sold (Public Records) $799,000
- Mar 11, 2016 — Listed $799,000
- Dec 8, 2015 — Sold (MLS) $705,000
- Dec 2, 2015 — Sold (Public Records) $705,000
Description
No description captured.
59Fair price
1372 Natoma St
$749,000
2 bd · 1 ba · 867 sqft · $864/sf
HOA $350/mo · 17d · ~at market (+0%)
⚖️ Adjusted valueFairly pricedasking is +1% over fair value
Model fair value · 27 sold comps · ±17%$740,717
vs model fair value · size · beds/baths · age · HOA · location+1%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- In-unit W/D
- Low HOA (0.6%/yr)
⚠️ Cons
- Older building (1906)
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($749,000 on Jul 7, 2026).
- Jul 7, 2026 — Listed $749,000
- Jul 6, 2026 — Listed $749,000
Description
No description captured.
59Fair price
690 Market St #2404
$1,949,000
2 bd · 2.5 ba · 1,865 sqft · $1,045/sf
HOA $3,955/mo · Fl 24 · 149d · ~at market (+5%)
⚖️ Adjusted valueFairly pricedasking is +6% over fair value
Model fair value · 49 sold comps · ±17%$1,838,642
vs model fair value · size · beds/baths · age · HOA · location+6%
Condition · Avg / verify in person0
Price history · ≈11% below its peak0
✅ Positives
- On market 149 days → strong negotiating leverage
- Upper floor (fl 24)
- In-unit W/D
- Newer build (2007)
⚠️ Cons
- HOA $3955/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3955/mo (full-service high-rise)
- Still cutting price ($2200k→$2099k→$1949k)
Price history (this unit)
Trough $1,949,000 Jul 10, 2026Now $1,949,000Peak $2,200,000 Feb 24, 2026
Current list price is 11% below its peak · +0% above its trough.
- Jul 10, 2026 — Price Changed $1,949,000
- Apr 22, 2026 — Price Changed $2,099,000
- Feb 24, 2026 — Listed $2,200,000
Description
No description captured.
58Fair price
38 Meadow Dr #5
$2,100,000
2 bd · 2.5 ba · 2,239 sqft · $938/sf
HOA $2,347/mo · Fl 1 · 44d · 16% below mkt
⚖️ Adjusted valueFairly pricedasking is +2% over fair value
Model fair value · 102 sold comps · ±17%$2,120,237
vs model fair value · size · beds/baths · age · HOA · location−1%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $2347/mo
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $2347/mo (full-service high-rise)
Price history (this unit)
Trough $1,950,000 Mar 10, 2026Now $2,100,000Peak $2,100,000 Jun 9, 2026
Current list price is 0% below its peak · +8% above its trough.
- Jun 9, 2026 — Listed $2,100,000
- Mar 10, 2026 — Listed $1,950,000
Description
No description captured.
56Fair price
2 Fallon Pl #48
$949,000
2 bd · 2 ba · 973 sqft · $975/sf
HOA $1,695/mo · Fl 4 · 57d · ~at market (-2%)
⚖️ Adjusted valueFairly pricedasking is +3% over fair value
Model fair value · 49 sold comps · ±17%$936,554
vs model fair value · size · beds/baths · age · HOA · location+1%
Condition · Avg / verify in person0
Price history · ≈5% below its peak+2%
✅ Positives
- On market 57 days → some leverage
- Upper floor (fl 4)
- Garage parking
⚠️ Cons
- HOA $1695/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1695/mo (full-service high-rise)
- Still cutting price ($999k→$989k→$980k→$949k)
Price history (this unit)
Trough $949,000 Jul 17, 2026Now $949,000Peak $999,000 May 27, 2026
Current list price is 5% below its peak · +0% above its trough.
- Jul 17, 2026 — Price Changed $949,000
- Jun 30, 2026 — Price Changed $979,999
- Jun 24, 2026 — Price Changed $989,000
- May 27, 2026 — Listed $999,000
Description
No description captured.
55Fair price
1111 Bay St #307
$1,198,000
2 bd · 2 ba · 1,196 sqft · $1,002/sf
HOA $1,556/mo · Fl 3 · 162d · 17% above mkt
⚖️ Adjusted valueFairly pricedasking is +9% over fair value
Model fair value · 27 sold comps · ±17%$1,135,435
vs model fair value · size · beds/baths · age · HOA · location+6%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 162 days → strong negotiating leverage
- Upper floor (fl 3)
- Garage parking
⚠️ Cons
- HOA $1556/mo
🚩 Red flags
- Very high HOA $1556/mo (full-service high-rise)
Price history (this unit)
Trough $1,000,000 Sep 8, 2016Now $1,198,000Peak $1,198,000 Feb 11, 2026
Current list price is 0% below its peak · +20% above its trough.
- Feb 11, 2026 — Listed $1,198,000
- Feb 11, 2026 — Listed $1,198,000
- Sep 8, 2016 — Sold (Public Records) $1,000,000
Description
No description captured.
54Fair price
1 Crescent Way #1311
$775,000
2 bd · 2 ba · 984 sqft · $788/sf
HOA $861/mo · Fl 13 · 30d · 11% above mkt
⚖️ Adjusted valueFairly pricedasking is +5% over fair value
Model fair value · 20 sold comps · ±17%$749,828
vs model fair value · size · beds/baths · age · HOA · location+3%
Condition · Avg / verify in person0
Price history · ≈5% below its peak+2%
✅ Positives
- Upper floor (fl 13)
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- HOA $861/mo
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
Trough $775,000 Jul 14, 2026Now $775,000Peak $820,000 Jun 23, 2026
Current list price is 5% below its peak · +0% above its trough.
- Jul 14, 2026 — Price Changed $775,000
- Jun 23, 2026 — Listed $820,000
Description
No description captured.
53Fair price
161 Capp St
$779,000
2 bd · 1 ba · 850 sqft · $916/sf
HOA $475/mo · 6d · 18% below mkt
⚖️ Adjusted valueFairly pricedasking is +6% over fair value
Model fair value · 102 sold comps · ±17%$732,664
vs model fair value · size · beds/baths · age · HOA · location+6%
Condition · Avg / verify in person0
Price history · ≈11% below its peak0
✅ Positives
- Garage parking
- Low HOA (0.7%/yr)
⚠️ Cons
- Older building (1907)
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
Trough $305,000 Oct 29, 2003Now $779,000Peak $875,000 Oct 23, 2018
Current list price is 11% below its peak · +155% above its trough.
- Jul 17, 2026 — Listed $779,000
- Jul 17, 2026 — Price Changed $779,000
- Feb 21, 2026 — Rental Removed $3,995
- Dec 28, 2025 — Price Changed $3,995
- Dec 4, 2025 — Price Changed $4,100
- Nov 20, 2025 — Listed for Rent $4,400
Description
No description captured.
50Fair price
2863 California St #2
$1,075,000
2 bd · 2 ba · 955 sqft · $1,126/sf
HOA $209/mo · Fl 1 · 89d · 11% below mkt
⚖️ Adjusted valueFairly pricedasking is +11% over fair value
Model fair value · 7 sold comps · ±17%$928,230
vs model fair value · size · beds/baths · age · HOA · location+16%
Condition · Avg / verify in person0
Price history · ≈64% below its peak−5%
✅ Positives
- Best $/sf of 10 tracked in Sf District 7
- 64% below its 2012 peak
- On market 89 days → some leverage
- Low HOA (0.2%/yr)
⚠️ Cons
- 16% above model fair value
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Listed BELOW its 2012 sale ($3000k) → value eroding
Price history (this unit)
Trough $1,075,000 Apr 25, 2026Now $1,075,000Peak $3,000,000 Aug 31, 2012
Current list price is 64% below its peak · +0% above its trough.
- Apr 25, 2026 — Listed $1,075,000
- Aug 31, 2012 — Sold (Public Records) $3,000,000
Description
No description captured.
49Priced high
1000 N Point St #201
$1,248,000
2 bd · 2 ba · 1,200 sqft · $1,040/sf
No HOA listed · Fl 2 · 17d · ~at market (-2%)
⚖️ Adjusted valueFairly pricedasking is +9% over fair value
Model fair value · 1 sold comps · ±17%$1,140,097
vs model fair value · size · beds/baths · age · HOA · location+9%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Bigger than the San Francisco norm (1200 vs 960 sf)
⚠️ Cons
- Older building (1963)
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
48Priced high
555 Bartlett St #206
$899,000
2 bd · 2 ba · 934 sqft · $963/sf
HOA $825/mo · Fl 2 · 13d · 14% below mkt
⚖️ Adjusted valueFairly pricedasking is +10% over fair value
Model fair value · 102 sold comps · ±17%$819,174
vs model fair value · size · beds/baths · age · HOA · location+10%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Garage parking
- Low HOA (1.1%/yr)
- Newer build (2010)
⚠️ Cons
- 10% above model fair value
- HOA $825/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($899,000 on Jul 10, 2026).
- Jul 10, 2026 — Listed $899,000
Description
No description captured.
48Priced high
960 Market St #520
$1,020,000
2 bd · 2 ba · 1,001 sqft · $1,019/sf
HOA $1,071/mo · Fl 5 · 121d · ~at market (+2%)
⚖️ Adjusted valueFairly pricedasking is +15% over fair value
Model fair value · 49 sold comps · ±17%$900,617
vs model fair value · size · beds/baths · age · HOA · location+13%
Condition · Avg / verify in person0
Price history · ≈3% below its peak+2%
✅ Positives
- On market 121 days → strong negotiating leverage
- Upper floor (fl 5)
- In-unit W/D
- Low HOA (1.3%/yr)
⚠️ Cons
- 13% above model fair value
- HOA $1071/mo
🚩 Red flags
- HOA rising ~15%/yr in this building ($598/mo in 2024 → $788)
- Very high HOA $1071/mo (full-service high-rise)
Price history (this unit)
Trough $1,015,000 Mar 24, 2026Now $1,020,000Peak $1,050,000 Aug 19, 2024
Current list price is 3% below its peak · +0% above its trough.
- Apr 22, 2026 — Price Changed $1,020,000
- Mar 24, 2026 — Listed $1,015,000
- Aug 19, 2024 — Listed $1,050,000
Description
No description captured.
46Priced high
125 30th St
$1,375,000
2 bd · 1.5 ba · 1,338 sqft · $1,028/sf
HOA $450/mo · 13d · 11% below mkt
⚖️ Adjusted valueFairly pricedasking is +12% over fair value
Model fair value · 11 sold comps · ±17%$1,257,061
vs model fair value · size · beds/baths · age · HOA · location+9%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- In-unit W/D
- Low HOA (0.4%/yr)
⚠️ Cons
- Older building (1910)
🚩 Red flags
—
Price history (this unit)
Trough $575,000 Nov 30, 2006Now $1,375,000Peak $1,375,000 Jul 10, 2026
Current list price is 0% below its peak · +139% above its trough.
- Jul 10, 2026 — Listed $1,375,000
- Jan 27, 2021 — Sold (MLS) $1,300,000
- Jan 27, 2021 — Sold (Public Records) $1,300,000
- Nov 12, 2020 — Listed $1,295,000
- Jul 1, 2016 — Sold (MLS) $1,150,000
- Jul 1, 2016 — Sold (Public Records) $1,150,000
Description
No description captured.
46Priced high
1880 Steiner St #404
$1,588,000
2 bd · 2.5 ba · 1,569 sqft · $1,012/sf
HOA $1,207/mo · Fl 4 · 1d · ~at market (-4%)
⚖️ Adjusted valueFairly pricedasking is +12% over fair value
Model fair value · 1 sold comps · ±17%$1,478,326
vs model fair value · size · beds/baths · age · HOA · location+7%
Condition · Avg / verify in person0
Price history · at/near its all-time high+5%
✅ Positives
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- HOA $1207/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1207/mo (full-service high-rise)
- Only 1 photo — verify condition
Price history (this unit)
Trough $649,000 Jun 1, 2001Now $1,588,000Peak $785,000 Jul 23, 2004
Current list price is +102% above its prior peak (listed at an all-time high) · +145% above its trough.
- Jul 23, 2004 — Sold (Public Records) $785,000
- Jun 1, 2001 — Sold (Public Records) $649,000
Description
No description captured.
46Priced high
301 Mission St Unit 39A
$1,695,000
2 bd · 2 ba · 1,517 sqft · $1,117/sf
HOA $3,790/mo · Fl 3 · 141d · ~at market (+0%)
⚖️ Adjusted valueOverpricedasking is +17% over fair value
Model fair value · 102 sold comps · ±17%$1,445,832
vs model fair value · size · beds/baths · age · HOA · location+17%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 141 days → strong negotiating leverage
- Upper floor (fl 3)
- Newer build (2009)
⚠️ Cons
- 17% above model fair value
- HOA $3790/mo
🚩 Red flags
- Very high HOA $3790/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($1,695,000 on Mar 4, 2026).
- Mar 4, 2026 — Listed $1,695,000
- May 28, 2025 — Listed $1,695,000
- Oct 28, 2024 — Rental Removed $6,200
- Sep 25, 2024 — Listed for Rent $6,200
Description
No description captured.
44Priced high
130 23rd Ave #1
$950,000
2 bd · 1.5 ba · 896 sqft · $1,060/sf
HOA $600/mo · Fl 1 · 43d · 18% below mkt
⚖️ Adjusted valueFairly pricedasking is +13% over fair value
Model fair value · 5 sold comps · ±17%$852,652
vs model fair value · size · beds/baths · age · HOA · location+11%
Condition · Avg / verify in person0
Price history · ≈5% below its peak+2%
✅ Positives
- Low HOA (0.8%/yr)
⚠️ Cons
- 11% above model fair value
- HOA $600/mo
- Older building (1965)
🚩 Red flags
—
Price history (this unit)
Trough $880,000 Dec 23, 2016Now $950,000Peak $995,000 May 16, 2018
Current list price is 5% below its peak · +8% above its trough.
- Jun 10, 2026 — Listed $950,000
- Jul 13, 2018 — Price Changed $889,000
- May 16, 2018 — Listed $995,000
- Dec 23, 2016 — Listed $880,000
Description
No description captured.
44Priced high
3535 Wawona St #311
$999,000
2 bd · 2 ba · 960 sqft · $1,041/sf
HOA $731/mo · Fl 3 · 128d · ~at market (-2%)
⚖️ Adjusted valueOverpricedasking is +18% over fair value
Model fair value · 1 sold comps · ±17%$848,720
vs model fair value · size · beds/baths · age · HOA · location+18%
Condition · Avg / verify in person0
Price history · ≈13% below its peak0
✅ Positives
- On market 128 days → strong negotiating leverage
- Upper floor (fl 3)
- In-unit W/D
- Low HOA (0.9%/yr)
⚠️ Cons
- 18% above model fair value
- HOA $731/mo
- Photos look dim — verify light in person
🚩 Red flags
- Still cutting price ($1150k→$1099k→$999k)
Price history (this unit)
Trough $999,000 May 11, 2026Now $999,000Peak $1,150,000 Mar 17, 2026
Current list price is 13% below its peak · +0% above its trough.
- May 11, 2026 — Price Changed $999,000
- Apr 7, 2026 — Price Changed $1,099,000
- Mar 17, 2026 — Listed $1,150,000
- Nov 12, 2020 — Listed $1,049,000
- May 28, 2020 — Listed $1,019,000
Description
No description captured.
43Priced high
215 Arkansas St
$995,000
2 bd · 1.5 ba · 1,030 sqft · $966/sf
HOA $375/mo · 7d · 14% below mkt
⚖️ Adjusted valueFairly pricedasking is +14% over fair value
Model fair value · 102 sold comps · ±17%$900,090
vs model fair value · size · beds/baths · age · HOA · location+11%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- 11% above model fair value
- Older building (1900)
🚩 Red flags
—
Price history (this unit)
Trough $449,000 Feb 27, 2003Now $995,000Peak $999,000 Sep 10, 2002
Current list price is 0% below its peak · +122% above its trough.
- Jul 16, 2026 — Listed $995,000
- Aug 12, 2008 — Sold (MLS) $725,000
- Jul 10, 2008 — Listed $699,000
- Apr 27, 2007 — Sold (Public Records) $697,000
- Apr 11, 2003 — Sold (Public Records) $995,000
- Feb 27, 2003 — Listed $449,000
Description
No description captured.
41Priced high
301 Mission St Unit 46E
$1,900,000
2 bd · 2 ba · 1,680 sqft · $1,131/sf
HOA $3,666/mo · Fl 4 · 139d · ~at market (+1%)
⚖️ Adjusted valueOverpricedasking is +21% over fair value
Model fair value · 102 sold comps · ±17%$1,587,886
vs model fair value · size · beds/baths · age · HOA · location+20%
Condition · Avg / verify in person0
Price history · ≈10% below its peak+1%
✅ Positives
- On market 139 days → strong negotiating leverage
- Upper floor (fl 4)
- Newer build (2009)
⚠️ Cons
- 20% above model fair value
- HOA $3666/mo
🚩 Red flags
- Very high HOA $3666/mo (full-service high-rise)
Price history (this unit)
Trough $1,700,000 Apr 24, 2025Now $1,900,000Peak $2,100,000 Jul 16, 2020
Current list price is 10% below its peak · +12% above its trough.
- Mar 6, 2026 — Listed $1,900,000
- Jul 12, 2025 — Rental Removed $9,000
- May 9, 2025 — Listed for Rent $9,000
- Apr 24, 2025 — Price Changed $1,700,000
- Feb 21, 2025 — Listed $1,800,000
- Jul 16, 2020 — Listed $2,100,000
Description
No description captured.
40Priced high
33 Vandewater St #103
$995,000
2 bd · 2 ba · 950 sqft · $1,047/sf
HOA $794/mo · Fl 1 · 10d · ~at market (+5%)
⚖️ Adjusted valueOverpricedasking is +17% over fair value
Model fair value · 49 sold comps · ±17%$866,355
vs model fair value · size · beds/baths · age · HOA · location+15%
Condition · Avg / verify in person0
Price history · ≈6% below its peak+2%
✅ Positives
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- 15% above model fair value
- HOA $794/mo
- Ground floor
🚩 Red flags
- Listed BELOW its 2015 sale ($1060k) → value eroding
Price history (this unit)
Trough $498,000 Jul 17, 2003Now $995,000Peak $1,060,000 Oct 23, 2015
Current list price is 6% below its peak · +100% above its trough.
- Jul 13, 2026 — Listed $995,000
- Jun 4, 2026 — Rental Removed $6,900
- Apr 22, 2026 — Listed for Rent $6,900
- Oct 23, 2015 — Sold (MLS) $1,060,000
- Oct 23, 2015 — Sold (Public Records) $1,060,000
- Sep 18, 2015 — Listed $899,000
Description
No description captured.
40Priced high
301 Mission St Unit 27C
$2,195,000
2 bd · 2.5 ba · 1,861 sqft · $1,179/sf
HOA $3,646/mo · Fl 2 · 122d · ~at market (+6%)
⚖️ Adjusted valueOverpricedasking is +22% over fair value
Model fair value · 102 sold comps · ±17%$1,820,152
vs model fair value · size · beds/baths · age · HOA · location+21%
Condition · Avg / verify in person0
Price history · ≈8% below its peak+1%
✅ Positives
- On market 122 days → strong negotiating leverage
- Newer build (2009)
⚠️ Cons
- 21% above model fair value
- HOA $3646/mo
🚩 Red flags
- Very high HOA $3646/mo (full-service high-rise)
- Still cutting price ($2395k→$2275k→$2195k)
Price history (this unit)
Trough $2,099,000 Jun 19, 2025Now $2,195,000Peak $2,395,000 Mar 23, 2026
Current list price is 8% below its peak · +5% above its trough.
- Jul 3, 2026 — Price Changed $2,195,000
- May 30, 2026 — Price Changed $2,275,000
- Mar 23, 2026 — Listed $2,395,000
- Jun 19, 2025 — Price Changed $2,099,000
- May 5, 2025 — Listed $2,185,000
Description
No description captured.
38Priced high
1030 Oak St
$1,499,000
2 bd · 2 ba · 1,417 sqft · $1,058/sf
HOA $456/mo · 7d · ~at market (+0%)
⚖️ Adjusted valueOverpricedasking is +18% over fair value
Model fair value · 11 sold comps · ±17%$1,308,456
vs model fair value · size · beds/baths · age · HOA · location+15%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 15% above model fair value
- Older building (1922)
🚩 Red flags
—
Price history (this unit)
Trough $1,059,000 Feb 21, 2014Now $1,499,000Peak $1,499,000 Jul 16, 2026
Current list price is 0% below its peak · +42% above its trough.
- Jul 16, 2026 — Listed $1,499,000
- Mar 17, 2014 — Sold (MLS) $1,060,000
- Mar 17, 2014 — Sold (Public Records) $1,060,000
- Feb 21, 2014 — Listed $1,059,000
Description
No description captured.
37Overpriced
1 Hawthorne St Unit 4H
$1,499,000
2 bd · 2 ba · 1,380 sqft · $1,086/sf
HOA $1,687/mo · Fl 1 · 77d · ~at market (-3%)
⚖️ Adjusted valueOverpricedasking is +22% over fair value
Model fair value · 102 sold comps · ±17%$1,245,043
vs model fair value · size · beds/baths · age · HOA · location+20%
Condition · Avg / verify in person0
Price history · ≈6% below its peak+2%
✅ Positives
- On market 77 days → some leverage
- In-unit W/D
- Low HOA (1.4%/yr)
- Newer build (2010)
⚠️ Cons
- 20% above model fair value
- HOA $1687/mo
- Ground floor
🚩 Red flags
- Very high HOA $1687/mo (full-service high-rise)
- Still cutting price ($1595k→$1500k→$1499k)
Price history (this unit)
Trough $1,398,000 May 24, 2018Now $1,499,000Peak $1,595,000 Mar 30, 2022
Current list price is 6% below its peak · +7% above its trough.
- May 7, 2026 — Listed $1,499,000
- May 4, 2022 — Price Changed $1,499,900
- Mar 30, 2022 — Listed $1,595,000
- Jun 20, 2018 — Sold (MLS) $1,450,000
- Jun 20, 2018 — Sold (Public Records) $1,450,000
- May 24, 2018 — Listed $1,398,000
Description
No description captured.
36Overpriced
631 Folsom St Unit 15E
$950,000
2 bd · 2 ba · 906 sqft · $1,049/sf
HOA $1,370/mo · Fl 1 · 14d · ~at market (-6%)
⚖️ Adjusted valueOverpricedasking is +20% over fair value
Model fair value · 102 sold comps · ±17%$826,363
vs model fair value · size · beds/baths · age · HOA · location+15%
Condition · Avg / verify in person0
Price history · at/near its all-time high+5%
✅ Positives
- In-unit W/D
- Garage parking
- Newer build (2009)
⚠️ Cons
- 15% above model fair value
- HOA $1370/mo
- Ground floor
🚩 Red flags
- Very high HOA $1370/mo (full-service high-rise)
- Still cutting price ($775k→$749k→$729k→$709k→$699k)
Price history (this unit)
Trough $699,000 Jun 10, 2010Now $950,000Peak $775,000 Oct 15, 2009
Current list price is +23% above its prior peak (listed at an all-time high) · +36% above its trough.
- Jun 10, 2010 — Price Changed $699,000
- May 17, 2010 — Price Changed $709,000
- Mar 18, 2010 — Listed $729,000
- Nov 19, 2009 — Price Changed $749,000
- Oct 15, 2009 — Listed $775,000
Description
No description captured.
35Overpriced
403 Main St Unit 801N
$1,190,000
2 bd · 2 ba · 1,088 sqft · $1,094/sf
HOA $1,051/mo · Fl 8 · 41d · ~at market (+3%)
⚖️ Adjusted valueOverpricedasking is +21% over fair value
Model fair value · 3 sold comps · ±17%$989,344
vs model fair value · size · beds/baths · age · HOA · location+20%
Condition · Avg / verify in person0
Price history · ≈8% below its peak+1%
✅ Positives
- Upper floor (fl 8)
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 20% above model fair value
- HOA $1051/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1051/mo (full-service high-rise)
Price history (this unit)
Trough $660,000 Jan 30, 2002Now $1,190,000Peak $1,290,000 Jun 12, 2026
Current list price is 8% below its peak · +80% above its trough.
- Jul 6, 2026 — Price Changed $1,190,000
- Jun 12, 2026 — Listed $1,290,000
- Jun 10, 2026 — Coming Soon $1,290,000
- Jan 30, 2002 — Sold (Public Records) $660,000
Description
No description captured.
35Overpriced
1821 15th St #3
$1,265,000
2 bd · 2 ba · 1,109 sqft · $1,141/sf
HOA $818/mo · Fl 1 · 13d · ~at market (-1%)
⚖️ Adjusted valueOverpricedasking is +21% over fair value
Model fair value · 11 sold comps · ±17%$1,053,656
vs model fair value · size · beds/baths · age · HOA · location+20%
Condition · Avg / verify in person0
Price history · ≈8% below its peak+1%
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.8%/yr)
⚠️ Cons
- 20% above model fair value
- HOA $818/mo
- Ground floor
🚩 Red flags
—
Price history (this unit)
Trough $441,000 Feb 15, 2000Now $1,265,000Peak $1,370,000 Jul 18, 2018
Current list price is 8% below its peak · +187% above its trough.
- Jul 10, 2026 — Listed $1,265,000
- Apr 25, 2024 — Rental Removed $5,500
- Apr 17, 2024 — Price Changed $5,500
- Mar 27, 2024 — Listed for Rent $6,000
- Feb 1, 2024 — Price Changed $1,295,000
- Oct 13, 2023 — Listed $1,325,000
Description
No description captured.
34Overpriced
25 Medau Pl #25
$799,000
2 bd · 1 ba · 750 sqft · $1,065/sf
HOA $450/mo · Fl 2 · 13d · 24% above mkt
⚖️ Adjusted valueOverpricedasking is +22% over fair value
Model fair value · 27 sold comps · ±17%$656,939
vs model fair value · size · beds/baths · age · HOA · location+22%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Low HOA (0.7%/yr)
⚠️ Cons
- 22% above model fair value
- Older building (1908)
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($799,000 on Jul 10, 2026).
- Jul 10, 2026 — Listed $799,000
- Jul 10, 2026 — Listed $799,000
Description
No description captured.
33Overpriced
1515 15th St #210
$945,000
2 bd · 1 ba · 943 sqft · $1,002/sf
HOA $840/mo · Fl 2 · 63d · 10% below mkt
⚖️ Adjusted valueOverpricedasking is +25% over fair value
Model fair value · 102 sold comps · ±17%$758,657
vs model fair value · size · beds/baths · age · HOA · location+25%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 63 days → some leverage
- Garage parking
- Low HOA (1.1%/yr)
- Newer build (2014)
⚠️ Cons
- 25% above model fair value
- HOA $840/mo
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($945,000 on May 21, 2026).
- May 21, 2026 — Listed $945,000
Description
No description captured.
32Overpriced
2001 Mcallister St #112
$1,150,000
2 bd · 2 ba · 1,040 sqft · $1,106/sf
HOA $1,283/mo · Fl 1 · 10d · 29% above mkt
⚖️ Adjusted valueOverpricedasking is +23% over fair value
Model fair value · 27 sold comps · ±17%$958,389
vs model fair value · size · beds/baths · age · HOA · location+20%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
- Low HOA (1.3%/yr)
⚠️ Cons
- 20% above model fair value
- HOA $1283/mo
- Ground floor
🚩 Red flags
- Very high HOA $1283/mo (full-service high-rise)
Price history (this unit)
Trough $549,000 Jun 22, 2011Now $1,150,000Peak $1,150,000 Jul 13, 2026
Current list price is 0% below its peak · +109% above its trough.
- Jul 13, 2026 — Listed $1,150,000
- Jul 13, 2026 — Listed $1,150,000
- Jun 22, 2011 — Sold (Public Records) $549,000
- Feb 27, 2007 — Sold (MLS) $729,000
- Feb 27, 2007 — Sold (Public Records) $729,000
- Feb 16, 2007 — Sold (MLS) $729,000
Description
No description captured.
32Overpriced
1 Bristol Ct #521
$1,550,000
2 bd · 2 ba · 1,411 sqft · $1,099/sf
HOA $1,848/mo · Fl 5 · 57d · ~at market (-2%)
⚖️ Adjusted valueOverpricedasking is +23% over fair value
Model fair value · 102 sold comps · ±17%$1,295,228
vs model fair value · size · beds/baths · age · HOA · location+20%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 57 days → some leverage
- Upper floor (fl 5)
- In-unit W/D
- Garage parking
⚠️ Cons
- 20% above model fair value
- HOA $1848/mo
🚩 Red flags
- Very high HOA $1848/mo (full-service high-rise)
Price history (this unit)
Trough $1,515,000 Nov 17, 2025Now $1,550,000Peak $1,550,000 May 27, 2026
Current list price is 0% below its peak · +2% above its trough.
- May 27, 2026 — Listed $1,550,000
- Nov 17, 2025 — Listed $1,515,000
Description
No description captured.
28Overpriced
45 Bartlett St #408
$999,000
2 bd · 2 ba · 905 sqft · $1,104/sf
HOA $951/mo · Fl 4 · 13d · ~at market (-1%)
⚖️ Adjusted valueOverpricedasking is +27% over fair value
Model fair value · 102 sold comps · ±17%$798,354
vs model fair value · size · beds/baths · age · HOA · location+25%
Condition · Avg / verify in person0
Price history · ≈5% below its peak+2%
✅ Positives
- Upper floor (fl 4)
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 25% above model fair value
- HOA $951/mo
🚩 Red flags
—
Price history (this unit)
Trough $800,000 Nov 18, 2020Now $999,000Peak $1,049,000 Oct 15, 2020
Current list price is 5% below its peak · +25% above its trough.
- Jul 10, 2026 — Listed $999,000
- Dec 21, 2020 — Price Changed $999,000
- Nov 18, 2020 — Price Changed $800,000
- Oct 15, 2020 — Listed $1,049,000
- Apr 28, 2015 — Sold (MLS) $976,000
- Jan 8, 2015 — Listed $976,000
Description
No description captured.
28Overpriced
250 King St #722
$1,250,000
2 bd · 2 ba · 1,126 sqft · $1,110/sf
HOA $1,191/mo · Fl 7 · 2d · ~at market (-1%)
⚖️ Adjusted valueOverpricedasking is +27% over fair value
Model fair value · 102 sold comps · ±17%$1,011,668
vs model fair value · size · beds/baths · age · HOA · location+24%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 7)
- Low HOA (1.1%/yr)
⚠️ Cons
- 24% above model fair value
- HOA $1191/mo
🚩 Red flags
- Very high HOA $1191/mo (full-service high-rise)
Price history (this unit)
Trough $895,000 Jan 28, 2015Now $1,250,000Peak $1,250,000 Jul 21, 2026
Current list price is 0% below its peak · +40% above its trough.
- Jul 21, 2026 — Listed $1,250,000
- Jan 10, 2023 — Sold (MLS) $980,000
- Jan 10, 2023 — Sold (Public Records) $980,000
- Nov 23, 2022 — Price Changed $999,000
- Sep 20, 2022 — Price Changed $1,049,000
- Aug 18, 2022 — Listed $1,099,000
Description
No description captured.
27Overpriced
44 Macondray Ln Unit 2W
$1,425,000
2 bd · 2 ba · 1,140 sqft · $1,250/sf
HOA $1,640/mo · Fl 1 · 119d · 25% above mkt
⚖️ Adjusted valueOverpricedasking is +30% over fair value
Model fair value · 49 sold comps · ±17%$1,084,707
vs model fair value · size · beds/baths · age · HOA · location+31%
Condition · Avg / verify in person0
Price history · ≈16% below its peak−1%
✅ Positives
- On market 119 days → strong negotiating leverage
- In-unit W/D
- Garage parking
- Low HOA (1.4%/yr)
⚠️ Cons
- 31% above model fair value
- HOA $1640/mo
- Ground floor
🚩 Red flags
- Very high HOA $1640/mo (full-service high-rise)
- Still cutting price ($1698k→$1598k→$1499k→$1425k)
- Listed BELOW its 2021 sale ($1655k) → value eroding
Price history (this unit)
Trough $615,000 Jun 4, 1999Now $1,425,000Peak $1,698,000 Oct 10, 2022
Current list price is 16% below its peak · +132% above its trough.
- Jun 12, 2026 — Price Changed $1,425,000
- Mar 26, 2026 — Listed $1,499,000
- Nov 10, 2022 — Price Changed $1,598,000
- Oct 10, 2022 — Listed $1,698,000
- Dec 13, 2021 — Sold (MLS) $1,655,000
- Dec 13, 2021 — Sold (Public Records) $1,655,000
Description
No description captured.
27Overpriced
300 3rd St #1101
$1,598,000
2 bd · 2 ba · 1,387 sqft · $1,152/sf
HOA $1,241/mo · Fl 11 · 83d · ~at market (+3%)
⚖️ Adjusted valueOverpricedasking is +30% over fair value
Model fair value · 102 sold comps · ±17%$1,261,069
vs model fair value · size · beds/baths · age · HOA · location+27%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 83 days → some leverage
- Upper floor (fl 11)
- In-unit W/D
- Low HOA (0.9%/yr)
⚠️ Cons
- 27% above model fair value
- HOA $1241/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1241/mo (full-service high-rise)
Price history (this unit)
Trough $1,450,000 Mar 10, 2022Now $1,598,000Peak $1,598,000 May 1, 2026
Current list price is 0% below its peak · +10% above its trough.
- May 1, 2026 — Listed $1,598,000
- Mar 10, 2022 — Sold (MLS) $1,450,000
- Mar 10, 2022 — Sold (Public Records) $1,450,000
- Feb 11, 2022 — Listed $1,500,000
Description
No description captured.
26Overpriced
110 Channel St #320
$1,498,000
2 bd · 2 ba · 1,183 sqft · $1,266/sf
No HOA listed · Fl 3 · 3d · 20% above mkt
⚖️ Adjusted valueOverpricedasking is +28% over fair value
Model fair value · 5 sold comps · ±17%$1,169,211
vs model fair value · size · beds/baths · age · HOA · location+28%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 3)
- Newer build (2018)
⚠️ Cons
- 28% above model fair value
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
24Overpriced
1637 18th St
$1,400,000
2 bd · 2 ba · 1,150 sqft · $1,217/sf
No HOA listed · 21d · 15% above mkt
⚖️ Adjusted valueOverpricedasking is +30% over fair value
Model fair value · 1 sold comps · ±17%$1,074,631
vs model fair value · size · beds/baths · age · HOA · location+30%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Bigger than the San Francisco norm (1150 vs 960 sf)
⚠️ Cons
- 30% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
- Only 2 photos — verify condition
Price history (this unit)
- —
Description
No description captured.
24Overpriced
235 Berry St #314
$1,575,000
2 bd · 2 ba · 1,420 sqft · $1,109/sf
HOA $1,057/mo · Fl 3 · 6d · ~at market (-1%)
⚖️ Adjusted valueOverpricedasking is +30% over fair value
Model fair value · 102 sold comps · ±17%$1,242,569
vs model fair value · size · beds/baths · age · HOA · location+27%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 3)
- Low HOA (0.8%/yr)
- Newer build (2007)
⚠️ Cons
- 27% above model fair value
- HOA $1057/mo
🚩 Red flags
- Very high HOA $1057/mo (full-service high-rise)
Price history (this unit)
Trough $979,900 Jun 12, 2007Now $1,575,000Peak $1,575,000 Jul 17, 2026
Current list price is 0% below its peak · +61% above its trough.
- Jul 17, 2026 — Listed $1,575,000
- Jun 15, 2021 — Sold (MLS) $1,562,211
- Jun 15, 2021 — Sold (Public Records) $1,562,500
- May 14, 2021 — Listed $1,562,000
- Jun 12, 2007 — Sold (MLS) $979,900
- Feb 10, 2007 — Listed $979,900
Description
No description captured.
21Overpriced
45 Bartlett St #206
$1,100,000
2 bd · 2 ba · 943 sqft · $1,166/sf
HOA $967/mo · Fl 2 · 91d · ~at market (+4%)
⚖️ Adjusted valueOverpricedasking is +35% over fair value
Model fair value · 102 sold comps · ±17%$830,875
vs model fair value · size · beds/baths · age · HOA · location+32%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 91 days → strong negotiating leverage
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 32% above model fair value
- HOA $967/mo
🚩 Red flags
—
Price history (this unit)
Trough $995,000 Apr 23, 2026Now $1,100,000Peak $1,100,000 May 18, 2026
Current list price is 0% below its peak · +11% above its trough.
- May 18, 2026 — Price Changed $1,100,000
- Apr 23, 2026 — Listed $995,000
Description
No description captured.
20Overpriced
1629 Dolores St #3
$1,095,000
2 bd · 2 ba · 940 sqft · $1,165/sf
HOA $400/mo · Fl 1 · 9d · ~at market (+1%)
⚖️ Adjusted valueOverpricedasking is +33% over fair value
Model fair value · 11 sold comps · ±17%$843,459
vs model fair value · size · beds/baths · age · HOA · location+30%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
- Low HOA (0.4%/yr)
- Newer build (2012)
⚠️ Cons
- 30% above model fair value
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
Trough $905,000 May 1, 2012Now $1,095,000Peak $1,095,000 Jul 14, 2026
Current list price is 0% below its peak · +21% above its trough.
- Jul 14, 2026 — Listed $1,095,000
- May 1, 2012 — Sold (Public Records) $905,000
Description
No description captured.
20Overpriced
45 Bartlett St #305
$1,250,000
2 bd · 2 ba · 1,102 sqft · $1,134/sf
No HOA listed · Fl 3 · 2d · ~at market (+7%)
⚖️ Adjusted valueOverpricedasking is +33% over fair value
Model fair value · 4 sold comps · ±17%$939,726
vs model fair value · size · beds/baths · age · HOA · location+33%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 3)
- Newer build (2014)
⚠️ Cons
- 33% above model fair value
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
19Overpriced
2315 Van Ness Ave #7
$1,350,000
2 bd · 1.5 ba · 980 sqft · $1,378/sf
HOA $792/mo · Fl 1 · 35d · 9% above mkt
⚖️ Adjusted valueOverpricedasking is +34% over fair value
Model fair value · 7 sold comps · ±17%$1,005,820
vs model fair value · size · beds/baths · age · HOA · location+34%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Low HOA (0.7%/yr)
⚠️ Cons
- 34% above model fair value
- HOA $792/mo
- Ground floor
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($1,350,000 on Jun 18, 2026).
- Jun 18, 2026 — Listed $1,350,000
- Jan 23, 2026 — Listed $1,350,000
- Dec 3, 2025 — Listed $1,350,000
Description
No description captured.
19Overpriced
301 Main St Unit 10F
$1,549,000
2 bd · 2 ba · 1,307 sqft · $1,185/sf
HOA $1,410/mo · Fl 1 · 1d · ~at market (+6%)
⚖️ Adjusted valueOverpricedasking is +34% over fair value
Model fair value · 102 sold comps · ±17%$1,171,265
vs model fair value · size · beds/baths · age · HOA · location+32%
Condition · Avg / verify in person0
Price history · ≈3% below its peak+2%
✅ Positives
- Garage parking
- Low HOA (1.1%/yr)
- Newer build (2008)
⚠️ Cons
- 32% above model fair value
- HOA $1410/mo
- Ground floor
🚩 Red flags
- Very high HOA $1410/mo (full-service high-rise)
Price history (this unit)
Trough $1,549,000 Jul 23, 2026Now $1,549,000Peak $1,599,000 Apr 9, 2026
Current list price is 3% below its peak · +0% above its trough.
- Jul 23, 2026 — Listed $1,549,000
- Apr 9, 2026 — Listed $1,599,000
Description
No description captured.
17Overpriced
280 Spear St Unit 2Q
$928,000
2 bd · 1 ba · 822 sqft · $1,129/sf
HOA $1,119/mo · Fl 1 · 1d · ~at market (+1%)
⚖️ Adjusted valueOverpricedasking is +36% over fair value
Model fair value · 102 sold comps · ±17%$672,084
vs model fair value · size · beds/baths · age · HOA · location+38%
Condition · Avg / verify in person0
Price history · ≈19% below its peak−2%
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.4%/yr)
- Newer build (2022)
⚠️ Cons
- 38% above model fair value
- HOA $1119/mo
- Ground floor
🚩 Red flags
- Very high HOA $1119/mo (full-service high-rise)
Price history (this unit)
Trough $849,000 Apr 13, 2025Now $928,000Peak $1,145,000 Apr 25, 2019
Current list price is 19% below its peak · +9% above its trough.
- Jul 22, 2026 — Listed $928,000
- Apr 13, 2025 — Price Changed $849,000
- Feb 15, 2025 — Price Changed $875,000
- Dec 11, 2024 — Price Changed $899,000
- Oct 2, 2024 — Listed $949,000
- Apr 25, 2019 — Listed $1,145,000
Description
No description captured.
14Overpriced
400 Beale St #2401
$1,499,000
2 bd · 2 ba · 1,223 sqft · $1,226/sf
HOA $1,421/mo · Fl 24 · 15d · 10% above mkt
⚖️ Adjusted valueOverpricedasking is +38% over fair value
Model fair value · 102 sold comps · ±17%$1,110,785
vs model fair value · size · beds/baths · age · HOA · location+35%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 24)
- Low HOA (1.1%/yr)
⚠️ Cons
- 35% above model fair value
- HOA $1421/mo
🚩 Red flags
- Very high HOA $1421/mo (full-service high-rise)
Price history (this unit)
Trough $501,000 Jan 21, 2005Now $1,499,000Peak $1,499,000 Jul 8, 2026
Current list price is 0% below its peak · +199% above its trough.
- Jul 8, 2026 — Listed $1,499,000
- May 23, 2012 — Sold (MLS) $1,250,000
- May 23, 2012 — Listed $1,250,000
- May 23, 2012 — Sold (Public Records) $1,250,000
- Jan 9, 2007 — Sold (Public Records) $1,139,000
- Jan 21, 2005 — Sold (Public Records) $501,000
Description
No description captured.
13Overpriced
960 Market St #909
$1,189,000
2 bd · 2 ba · 970 sqft · $1,226/sf
HOA $1,052/mo · Fl 9 · 31d · 23% above mkt
⚖️ Adjusted valueOverpricedasking is +39% over fair value
Model fair value · 49 sold comps · ±17%$873,208
vs model fair value · size · beds/baths · age · HOA · location+36%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 9)
- In-unit W/D
- Low HOA (1.1%/yr)
⚠️ Cons
- 36% above model fair value
- HOA $1052/mo
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~15%/yr in this building ($598/mo in 2024 → $788)
- Very high HOA $1052/mo (full-service high-rise)
Price history (this unit)
Trough $1,099,000 Apr 1, 2026Now $1,189,000Peak $1,189,000 Jun 22, 2026
Current list price is 0% below its peak · +8% above its trough.
- Jun 22, 2026 — Listed $1,189,000
- Apr 1, 2026 — Listed $1,099,000
Description
No description captured.
12Overpriced
1 Bristol Ct #206
$1,890,000
2 bd · 2.5 ba · 1,406 sqft · $1,344/sf
HOA $1,848/mo · Fl 2 · 44d · 20% above mkt
⚖️ Adjusted valueOverpricedasking is +40% over fair value
Model fair value · 102 sold comps · ±17%$1,344,282
vs model fair value · size · beds/baths · age · HOA · location+41%
Condition · Avg / verify in person0
Price history · ≈16% below its peak−1%
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (1.2%/yr)
- HOA steady in this building (~3%/yr over 2yr)
⚠️ Cons
- 41% above model fair value
- HOA $1848/mo
🚩 Red flags
- Very high HOA $1848/mo (full-service high-rise)
Price history (this unit)
Trough $1,890,000 Jun 9, 2026Now $1,890,000Peak $2,250,000 Mar 20, 2022
Current list price is 16% below its peak · +0% above its trough.
- Jun 9, 2026 — Listed $1,890,000
- Mar 20, 2022 — Price Changed $2,250,000
- Jan 19, 2022 — Listed $2,215,000
Description
No description captured.
11Overpriced
170 King St #1027
$1,250,000
2 bd · 2 ba · 1,007 sqft · $1,241/sf
No HOA listed · Fl 10 · 1d · 17% above mkt
⚖️ Adjusted valueOverpricedasking is +41% over fair value
Model fair value · 6 sold comps · ±17%$887,062
vs model fair value · size · beds/baths · age · HOA · location+41%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 10)
- Newer build (2007)
⚠️ Cons
- 41% above model fair value
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
11Overpriced
338 Main St Unit 5A
$1,695,000
2 bd · 2 ba · 1,379 sqft · $1,229/sf
HOA $1,466/mo · Fl 1 · 6d · 10% above mkt
⚖️ Adjusted valueOverpricedasking is +41% over fair value
Model fair value · 102 sold comps · ±17%$1,220,651
vs model fair value · size · beds/baths · age · HOA · location+39%
Condition · Avg / verify in person0
Price history · ≈5% below its peak+2%
✅ Positives
- In-unit W/D
- Low HOA (1%/yr)
- Newer build (2016)
⚠️ Cons
- 39% above model fair value
- HOA $1466/mo
- Ground floor
🚩 Red flags
- Very high HOA $1466/mo (full-service high-rise)
- Listed BELOW its 2019 sale ($1785k) → value eroding
Price history (this unit)
Trough $1,695,000 Jul 17, 2026Now $1,695,000Peak $1,785,000 Jul 15, 2019
Current list price is 5% below its peak · +0% above its trough.
- Jul 17, 2026 — Listed $1,695,000
- Jan 25, 2024 — Rental Removed $5,800
- Jan 24, 2024 — Listed for Rent $5,800
- Jul 15, 2019 — Sold (Public Records) $1,785,000
Description
No description captured.
11Overpriced
1000 3rd St #1305
$1,698,000
2 bd · 2 ba · 1,218 sqft · $1,394/sf
No HOA listed · Fl 13 · 27d · 32% above mkt
⚖️ Adjusted valueOverpricedasking is +41% over fair value
Model fair value · 5 sold comps · ±17%$1,201,773
vs model fair value · size · beds/baths · age · HOA · location+41%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 13)
- Newer build (2018)
⚠️ Cons
- 41% above model fair value
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
10Overpriced
753 Burrows St #14
$798,000
2 bd · 1 ba · 818 sqft · $976/sf
HOA $400/mo · Fl 1 · 13d · 38% above mkt
⚖️ Adjusted valueOverpricedasking is +42% over fair value
Model fair value · 20 sold comps · ±17%$563,941
vs model fair value · size · beds/baths · age · HOA · location+42%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Garage parking
- Low HOA (0.6%/yr)
⚠️ Cons
- 42% above model fair value
- Ground floor
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($798,000 on Jul 10, 2026).
- Jul 10, 2026 — Listed $798,000
Description
No description captured.
10Overpriced
188 Minna St Unit 32C
$2,395,000
2 bd · 2.5 ba · 1,670 sqft · $1,434/sf
HOA $3,743/mo · Fl 3 · 6d · 28% above mkt
⚖️ Adjusted valueOverpricedasking is +42% over fair value
Model fair value · 102 sold comps · ±17%$1,656,694
vs model fair value · size · beds/baths · age · HOA · location+45%
Condition · Avg / verify in person0
Price history · ≈24% below its peak−3%
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Newer build (2005)
⚠️ Cons
- 45% above model fair value
- HOA $3743/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3743/mo (full-service high-rise)
- Listed BELOW its 2022 sale ($2995k) → value eroding
Price history (this unit)
Trough $2,395,000 Jul 17, 2026Now $2,395,000Peak $3,150,000 May 19, 2017
Current list price is 24% below its peak · +0% above its trough.
- Jul 17, 2026 — Listed $2,395,000
- Jul 16, 2026 — Price Changed $2,395,000
- Mar 3, 2024 — Rental Removed $8,000
- Jan 24, 2024 — Listed for Rent $8,000
- Mar 3, 2023 — Listed $2,795,000
- Feb 18, 2022 — Sold (MLS) $2,995,000
Description
No description captured.
8Overpriced
1501 Greenwich St #101
$1,400,000
2 bd · 2 ba · 1,048 sqft · $1,336/sf
No HOA listed · Fl 1 · 2d · 26% above mkt
⚖️ Adjusted valueOverpricedasking is +43% over fair value
Model fair value · 1 sold comps · ±17%$980,437
vs model fair value · size · beds/baths · age · HOA · location+43%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Newer build (2008)
⚠️ Cons
- 43% above model fair value
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
7Overpriced
501 Beale St Unit 12B
$1,360,000
2 bd · 2 ba · 1,019 sqft · $1,335/sf
HOA $1,408/mo · Fl 1 · 149d · 20% above mkt
⚖️ Adjusted valueOverpricedasking is +49% over fair value
Model fair value · 102 sold comps · ±17%$929,115
vs model fair value · size · beds/baths · age · HOA · location+46%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 149 days → strong negotiating leverage
- In-unit W/D
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- 46% above model fair value
- HOA $1408/mo
- Ground floor
🚩 Red flags
- Very high HOA $1408/mo (full-service high-rise)
Price history (this unit)
Trough $1,300,000 Nov 27, 2025Now $1,360,000Peak $1,360,000 Feb 24, 2026
Current list price is 0% below its peak · +5% above its trough.
- Feb 24, 2026 — Listed $1,360,000
- Nov 27, 2025 — Listed $1,300,000
Description
No description captured.
7Overpriced
301 Mission St Unit 43D
$2,995,000
2 bd · 3 ba · 1,952 sqft · $1,534/sf
HOA $3,686/mo · Fl 4 · 94d · 37% above mkt
⚖️ Adjusted valueOverpricedasking is +47% over fair value
Model fair value · 102 sold comps · ±17%$1,984,196
vs model fair value · size · beds/baths · age · HOA · location+51%
Condition · Avg / verify in person0
Price history · ≈30% below its peak−4%
✅ Positives
- 30% below its 2014 peak
- On market 94 days → strong negotiating leverage
- Upper floor (fl 4)
- Newer build (2009)
⚠️ Cons
- 51% above model fair value
- HOA $3686/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3686/mo (full-service high-rise)
- Listed BELOW its 2014 sale ($4100k) → value eroding
Price history (this unit)
Trough $2,880,000 Nov 20, 2025Now $2,995,000Peak $4,250,000 May 14, 2014
Current list price is 30% below its peak · +4% above its trough.
- Apr 20, 2026 — Listed $2,995,000
- Nov 20, 2025 — Price Changed $2,880,000
- Aug 20, 2025 — Listed $2,980,000
- May 28, 2021 — Listed $3,395,000
- Oct 29, 2020 — Listed $3,495,000
- Jun 27, 2014 — Sold (MLS) $4,100,000
Description
No description captured.
6Overpriced
1288 Howard St #330
$1,295,000
2 bd · 2.5 ba · 1,056 sqft · $1,226/sf
HOA $525/mo · Fl 3 · 35d · 10% above mkt
⚖️ Adjusted valueOverpricedasking is +45% over fair value
Model fair value · 102 sold comps · ±17%$911,706
vs model fair value · size · beds/baths · age · HOA · location+42%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- 42% above model fair value
🚩 Red flags
—
Price history (this unit)
Trough $998,000 Oct 29, 2024Now $1,295,000Peak $1,295,000 Jun 18, 2026
Current list price is 0% below its peak · +30% above its trough.
- Jun 18, 2026 — Listed $1,295,000
- Mar 6, 2026 — Listed $1,295,000
- Feb 10, 2025 — Rental Removed $4,495
- Nov 8, 2024 — Listed for Rent $4,495
- Oct 29, 2024 — Price Changed $998,000
- Sep 12, 2024 — Listed $1,069,000
Description
No description captured.
6Overpriced
611 Washington St #2105
$3,999,000
2 bd · 2.5 ba · 2,879 sqft · $1,389/sf
HOA $3,220/mo · Fl 21 · 57d · 39% above mkt
⚖️ Adjusted valueOverpricedasking is +45% over fair value
Model fair value · 49 sold comps · ±17%$2,822,383
vs model fair value · size · beds/baths · age · HOA · location+42%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 57 days → some leverage
- Upper floor (fl 21)
- Garage parking
- Low HOA (1%/yr)
⚠️ Cons
- 42% above model fair value
- HOA $3220/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3220/mo (full-service high-rise)
Price history (this unit)
Trough $1,390,000 Mar 25, 1999Now $3,999,000Peak $3,999,000 May 27, 2026
Current list price is 0% below its peak · +188% above its trough.
- May 27, 2026 — Listed $3,999,000
- May 20, 2005 — Sold (Public Records) $1,402,000
- Mar 25, 1999 — Sold (MLS) $1,390,000
- Mar 25, 1999 — Sold (Public Records) $1,390,000
- Jan 4, 1999 — Listed $1,395,000
Description
No description captured.
4Overpriced
960 Market St #1015
$1,179,000
2 bd · 2 ba · 888 sqft · $1,328/sf
HOA $998/mo · Fl 10 · 43d · 33% above mkt
⚖️ Adjusted valueOverpricedasking is +47% over fair value
Model fair value · 49 sold comps · ±17%$800,498
vs model fair value · size · beds/baths · age · HOA · location+47%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Upper floor (fl 10)
- In-unit W/D
- Low HOA (1%/yr)
⚠️ Cons
- 47% above model fair value
- HOA $998/mo
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~15%/yr in this building ($598/mo in 2024 → $788)
Price history (this unit)
Only one sale-price event on record ($1,179,000 on Jun 10, 2026).
- Jun 10, 2026 — Listed $1,179,000
Description
No description captured.
nullNo comps yet
900 N Point St #632
$55,000
2 bd · 2 ba
HOA $1,440/mo · Fl 6 · 28d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $1,440/mo+12%
Price history · at/near its all-time high0
✅ Positives
- Cheapest of 24 tracked in San Francisco
- Upper floor (fl 6)
⚠️ Cons
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1440/mo (full-service high-rise)
- HOA $1440/mo — 31.4%/yr of the price
Price history (this unit)
Only one sale-price event on record ($55,000 on Jun 25, 2026).
- Jun 25, 2026 — Listed $55,000
Description
No description captured.
nullNo comps yet
395 6th St Unit BM5
$498,022
2 bd · 2 ba
HOA $684/mo · 45d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $684/mo−1%
Price history · at/near its all-time high0
✅ Positives
- On market 45 days → some leverage
- In-unit W/D
- Garage parking
- Newer build (2025)
⚠️ Cons
- HOA $684/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($498,022 on Jun 5, 2026).
- Jun 5, 2026 — Listed $498,022
Description
No description captured.
nullNo comps yet
988 Harrison St Unit HJ6
$799,000
2 bd · 2 ba
HOA $589/mo · 14d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $589/mo−5%
Price history · at/near its all-time high0
✅ Positives
- In-unit W/D
- Low HOA (0.9%/yr)
- Newer build (2025)
⚠️ Cons
- HOA $589/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($799,000 on Jul 8, 2026).
- Jul 8, 2026 — Listed $799,000
Description
No description captured.
nullNo comps yet
988 Harrison St Unit SB8
$879,000
2 bd · 2 ba
HOA $599/mo · 41d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $599/mo−6%
Price history · at/near its all-time high0
✅ Positives
- In-unit W/D
- Low HOA (0.8%/yr)
- Newer build (2025)
⚠️ Cons
- HOA $599/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($879,000 on Jun 10, 2026).
- Jun 10, 2026 — Listed $879,000
Description
No description captured.
nullNo comps yet
988 Harrison St Unit SB9
$964,000
2 bd · 2 ba
HOA $694/mo · 34d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $694/mo−6%
Price history · at/near its all-time high0
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.9%/yr)
- Newer build (2025)
⚠️ Cons
- HOA $694/mo
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($964,000 on Jun 17, 2026).
- Jun 17, 2026 — Listed $964,000
Description
No description captured.
0Overpriced
212 Eureka St
$1,088,000
2 bd · 1 ba · 760 sqft · $1,432/sf
HOA $300/mo · 1d · 24% above mkt
⚖️ Adjusted valueOverpricedasking is +53% over fair value
Model fair value · 11 sold comps · ±17%$689,991
vs model fair value · size · beds/baths · age · HOA · location+58%
Condition · Avg / verify in person0
Price history · ≈40% below its peak−5%
✅ Positives
- 40% below its 2013 peak
- In-unit W/D
- Garage parking
- Low HOA (0.3%/yr)
⚠️ Cons
- 58% above model fair value
- Older building (1908)
- Only 1 bath
🚩 Red flags
- Listed BELOW its 2013 sale ($1800k) → value eroding
Price history (this unit)
Trough $799,000 May 3, 2013Now $1,088,000Peak $1,800,000 Jun 20, 2013
Current list price is 40% below its peak · +36% above its trough.
- Jul 22, 2026 — Listed $1,088,000
- Apr 6, 2022 — Listed $1,100,000
- Jun 20, 2013 — Sold (MLS) $1,800,000
- Jun 20, 2013 — Sold (Public Records) $1,800,000
- May 9, 2013 — Listed $1,649,000
- May 3, 2013 — Listed $799,000
Description
No description captured.
nullNo comps yet
400 Oak St #5
$1,095,000
2 bd · 1 ba
HOA $400/mo · Fl 1 · 13d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $400/mo−6%
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- Ground floor
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
Trough $369,000 Jun 5, 2003Now $1,095,000Peak $1,095,000 Jul 10, 2026
Current list price is 0% below its peak · +197% above its trough.
- Jul 10, 2026 — Listed $1,095,000
- Dec 30, 2003 — Sold (MLS) $375,000
- Jun 5, 2003 — Listed $369,000
Description
No description captured.
nullNo comps yet
3717 20th St
$1,249,000
2 bd · 1 ba
No HOA listed · 23d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · none listed0
Price history · limited sale history0
✅ Positives
- Est. rent ~$2,976/mo if kept as a rental
⚠️ Cons
- Older building (1955)
- Only 1 bath
- Photos look dim — verify light in person
🚩 Red flags
- Only 1 photo — verify condition
Price history (this unit)
- —
Description
No description captured.
nullNo comps yet
1490 Francisco St #5
$1,295,000
2 bd · 1 ba
No HOA listed · Fl 1 · 3d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · none listed0
Price history · limited sale history0
✅ Positives
- Est. rent ~$2,976/mo if kept as a rental
⚠️ Cons
- Older building (1924)
- Ground floor
- Only 1 bath
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
nullNo comps yet
4250 25th St Unit 4250A
$1,395,000
2 bd · 2 ba
No HOA listed · Fl 42 · 3d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · none listed0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 42)
⚠️ Cons
- Older building (1907)
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
0Overpriced
184 5th Ave
$1,400,000
2 bd · 2 ba · 1,004 sqft · $1,394/sf
HOA $430/mo · 1d · 62% above mkt
⚖️ Adjusted valueOverpricedasking is +53% over fair value
Model fair value · 27 sold comps · ±17%$934,858
vs model fair value · size · beds/baths · age · HOA · location+50%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 50% above model fair value
- Older building (1921)
🚩 Red flags
—
Price history (this unit)
Trough $1,080,000 May 2, 2017Now $1,400,000Peak $1,400,000 Jul 22, 2026
Current list price is 0% below its peak · +30% above its trough.
- Jul 22, 2026 — Listed $1,400,000
- Jul 22, 2026 — Listed $1,400,000
- Nov 2, 2021 — Sold (Public Records) $1,375,000
- May 2, 2017 — Sold (Public Records) $1,080,000
Description
No description captured.
0Overpriced
1545 Pine St #1104
$1,595,000
2 bd · 2 ba · 1,141 sqft · $1,398/sf
HOA $1,510/mo · Fl 11 · 41d · 40% above mkt
⚖️ Adjusted valueOverpricedasking is +56% over fair value
Model fair value · 49 sold comps · ±17%$1,020,856
vs model fair value · size · beds/baths · age · HOA · location+56%
Condition · Avg / verify in person0
Price history · ≈13% below its peak0
✅ Positives
- Upper floor (fl 11)
- In-unit W/D
- Garage parking
- Low HOA (1.1%/yr)
⚠️ Cons
- 56% above model fair value
- HOA $1510/mo
🚩 Red flags
- Very high HOA $1510/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($1737k) → value eroding
Price history (this unit)
Trough $1,595,000 Jun 26, 2026Now $1,595,000Peak $1,827,500 Jul 23, 2017
Current list price is 13% below its peak · +0% above its trough.
- Jun 26, 2026 — Price Changed $1,595,000
- Mar 23, 2026 — Listed $1,600,000
- Jan 31, 2018 — Sold (Public Records) $1,736,500
- Jul 23, 2017 — Listed $1,827,500
Description
No description captured.
0Overpriced
355 1st St Unit 1507S
$1,650,000
2 bd · 2 ba · 1,245 sqft · $1,325/sf
No HOA listed · Fl 15 · 12d · 25% above mkt
⚖️ Adjusted valueOverpricedasking is +52% over fair value
Model fair value · 6 sold comps · ±17%$1,088,224
vs model fair value · size · beds/baths · age · HOA · location+52%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 15)
⚠️ Cons
- 52% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
0Overpriced
501 Beale St Unit 15H
$1,650,000
2 bd · 2 ba · 1,161 sqft · $1,421/sf
HOA $1,532/mo · Fl 1 · 2d · 27% above mkt
⚖️ Adjusted valueOverpricedasking is +56% over fair value
Model fair value · 102 sold comps · ±17%$1,057,008
vs model fair value · size · beds/baths · age · HOA · location+56%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Garage parking
- Low HOA (1.1%/yr)
- Newer build (2006)
⚠️ Cons
- 56% above model fair value
- HOA $1532/mo
- Ground floor
🚩 Red flags
- Very high HOA $1532/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($1,650,000 on Jul 21, 2026).
- Jul 21, 2026 — Listed $1,650,000
Description
No description captured.
nullNo comps yet
1000 3rd St #1204
$1,650,000
2 bd · 2 ba
HOA $1,008/mo · Fl 12 · 83d · n/a
⚖️ Adjusted valuen/aasking is +null% over fair value
Raw $/sf · vs recent sold comps—
Condition · Avg / verify in person0
HOA carry · $1,008/mo−6%
Price history · at/near its all-time high0
✅ Positives
- On market 83 days → some leverage
- Upper floor (fl 12)
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $1008/mo
🚩 Red flags
- Very high HOA $1008/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($1,650,000 on May 1, 2026).
- May 1, 2026 — Listed $1,650,000
Description
No description captured.
0Overpriced
425 1st St #2003
$1,739,000
2 bd · 2 ba · 1,278 sqft · $1,361/sf
HOA $1,687/mo · Fl 20 · 2d · 22% above mkt
⚖️ Adjusted valueOverpricedasking is +53% over fair value
Model fair value · 102 sold comps · ±17%$1,161,637
vs model fair value · size · beds/baths · age · HOA · location+50%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 20)
- In-unit W/D
- Low HOA (1.2%/yr)
- Newer build (2008)
⚠️ Cons
- 50% above model fair value
- HOA $1687/mo
🚩 Red flags
- Very high HOA $1687/mo (full-service high-rise)
Price history (this unit)
Trough $1,125,000 Aug 15, 2012Now $1,739,000Peak $1,739,000 Jul 21, 2026
Current list price is 0% below its peak · +55% above its trough.
- Jul 21, 2026 — Listed $1,739,000
- Aug 15, 2012 — Sold (Public Records) $1,125,000
- Aug 14, 2012 — Sold (MLS) $1,125,000
- Jul 20, 2012 — Listed $1,125,000
Description
No description captured.
0Overpriced
425 1st St #3703
$1,799,000
2 bd · 2 ba · 1,278 sqft · $1,408/sf
HOA $1,584/mo · Fl 37 · 78d · 26% above mkt
⚖️ Adjusted valueOverpricedasking is +59% over fair value
Model fair value · 102 sold comps · ±17%$1,156,382
vs model fair value · size · beds/baths · age · HOA · location+56%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 78 days → some leverage
- Upper floor (fl 37)
- Low HOA (1.1%/yr)
- Newer build (2008)
⚠️ Cons
- 56% above model fair value
- HOA $1584/mo
🚩 Red flags
- Very high HOA $1584/mo (full-service high-rise)
Price history (this unit)
Trough $1,250,000 Mar 7, 2011Now $1,799,000Peak $1,799,000 May 4, 2026
Current list price is 0% below its peak · +44% above its trough.
- May 4, 2026 — Listed $1,799,000
- Sep 16, 2025 — Listed $1,799,000
- Apr 9, 2013 — Sold (MLS) $1,400,000
- Apr 9, 2013 — Sold (Public Records) $1,400,000
- Mar 15, 2013 — Listed $1,369,000
- Jul 31, 2011 — Price Changed $1,300,000
Description
No description captured.
0Overpriced
219 Brannan St Unit 16K
$1,990,000
2 bd · 2 ba · 1,224 sqft · $1,626/sf
HOA $1,771/mo · Fl 1 · 161d · 46% above mkt
⚖️ Adjusted valueOverpricedasking is +77% over fair value
Model fair value · 102 sold comps · ±17%$1,132,776
vs model fair value · size · beds/baths · age · HOA · location+76%
Condition · Avg / verify in person0
Price history · ≈7% below its peak+1%
✅ Positives
- On market 161 days → strong negotiating leverage
- In-unit W/D
- Low HOA (1.1%/yr)
⚠️ Cons
- 76% above model fair value
- HOA $1771/mo
- Ground floor
🚩 Red flags
- Very high HOA $1771/mo (full-service high-rise)
- Still cutting price ($2150k→$2080k→$1990k)
Price history (this unit)
Trough $908,500 Nov 9, 2000Now $1,990,000Peak $2,150,000 Feb 12, 2026
Current list price is 7% below its peak · +119% above its trough.
- Apr 7, 2026 — Price Changed $1,990,000
- Mar 6, 2026 — Price Changed $2,080,000
- Feb 12, 2026 — Listed $2,150,000
- Jul 6, 2017 — Sold (MLS) $1,600,000
- Jul 6, 2017 — Sold (Public Records) $1,600,000
- Jun 9, 2017 — Price Changed $1,599,000
Description
No description captured.
0Overpriced
875 California St #202
$2,200,000
2 bd · 2 ba · 1,474 sqft · $1,493/sf
HOA $2,534/mo · Fl 2 · 44d · 50% above mkt
⚖️ Adjusted valueOverpricedasking is +61% over fair value
Model fair value · 49 sold comps · ±17%$1,340,873
vs model fair value · size · beds/baths · age · HOA · location+64%
Condition · Avg / verify in person0
Price history · ≈23% below its peak−3%
✅ Positives
- In-unit W/D
- Low HOA (1.4%/yr)
- Newer build (2021)
⚠️ Cons
- 64% above model fair value
- HOA $2534/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $2534/mo (full-service high-rise)
Price history (this unit)
Trough $2,100,000 Feb 9, 2025Now $2,200,000Peak $2,850,000 Apr 16, 2021
Current list price is 23% below its peak · +5% above its trough.
- Jun 9, 2026 — Rental Removed $13,000
- Jun 9, 2026 — Listed $2,200,000
- Apr 16, 2026 — Price Changed $13,000
- Mar 18, 2026 — Price Changed $15,000
- Feb 4, 2026 — Listed for Rent $12,500
- Apr 23, 2025 — Rental Removed $12,500
Description
No description captured.
0Overpriced
1 Steuart Ln #905
$2,400,000
2 bd · 2.5 ba · 1,678 sqft · $1,430/sf
HOA $3,165/mo · Fl 9 · 58d · 28% above mkt
⚖️ Adjusted valueOverpricedasking is +50% over fair value
Model fair value · 102 sold comps · ±17%$1,604,864
vs model fair value · size · beds/baths · age · HOA · location+50%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 58 days → some leverage
- Upper floor (fl 9)
- In-unit W/D
- Newer build (2021)
⚠️ Cons
- 50% above model fair value
- HOA $3165/mo
🚩 Red flags
- Very high HOA $3165/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($2,400,000 on May 26, 2026).
- May 26, 2026 — Listed $2,400,000
Description
No description captured.
0Overpriced
488 Folsom St #4204
$2,575,000
2 bd · 2.5 ba · 1,549 sqft · $1,662/sf
HOA $2,389/mo · Fl 42 · 84d · 49% above mkt
⚖️ Adjusted valueOverpricedasking is +79% over fair value
Model fair value · 102 sold comps · ±17%$1,462,562
vs model fair value · size · beds/baths · age · HOA · location+76%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 84 days → some leverage
- Upper floor (fl 42)
- In-unit W/D
- Low HOA (1.1%/yr)
⚠️ Cons
- 76% above model fair value
- HOA $2389/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $2389/mo (full-service high-rise)
Price history (this unit)
Trough $2,275,000 Sep 4, 2025Now $2,575,000Peak $2,575,000 Jun 1, 2026
Current list price is 0% below its peak · +13% above its trough.
- Jun 1, 2026 — Price Changed $2,575,000
- Apr 30, 2026 — Listed $2,450,000
- Sep 4, 2025 — Listed $2,275,000
- Oct 17, 2023 — Price Changed $2,275,000
- May 11, 2023 — Price Changed $2,375,000
- Mar 8, 2023 — Listed $2,450,000
Description
No description captured.
0Overpriced
1 Steuart Ln #605
$2,695,000
2 bd · 2 ba · 1,764 sqft · $1,528/sf
HOA $3,202/mo · Fl 6 · 64d · 37% above mkt
⚖️ Adjusted valueOverpricedasking is +67% over fair value
Model fair value · 102 sold comps · ±17%$1,616,816
vs model fair value · size · beds/baths · age · HOA · location+67%
Condition · Avg / verify in person0
Price history · ≈13% below its peak0
✅ Positives
- On market 64 days → some leverage
- Upper floor (fl 6)
- In-unit W/D
- Low HOA (1.4%/yr)
⚠️ Cons
- 67% above model fair value
- HOA $3202/mo
🚩 Red flags
- Very high HOA $3202/mo (full-service high-rise)
Price history (this unit)
Trough $2,695,000 May 20, 2026Now $2,695,000Peak $3,107,000 Feb 14, 2025
Current list price is 13% below its peak · +0% above its trough.
- May 20, 2026 — Listed $2,695,000
- Feb 14, 2025 — Listed $3,107,000
- Jan 11, 2024 — Listed $3,107,000
Description
No description captured.
0Overpriced
999 Green St #2104
$2,695,000
2 bd · 2 ba · 1,681 sqft · $1,603/sf
HOA $3,338/mo · Fl 21 · 73d · 61% above mkt
⚖️ Adjusted valueOverpricedasking is +61% over fair value
Model fair value · 49 sold comps · ±17%$1,686,756
vs model fair value · size · beds/baths · age · HOA · location+60%
Condition · Avg / verify in person0
Price history · ≈7% below its peak+1%
✅ Positives
- On market 73 days → some leverage
- Upper floor (fl 21)
- In-unit W/D
- Garage parking
⚠️ Cons
- 60% above model fair value
- HOA $3338/mo
- Older building (1964)
🚩 Red flags
- Very high HOA $3338/mo (full-service high-rise)
Price history (this unit)
Trough $649,000 Oct 1, 1995Now $2,695,000Peak $2,895,000 May 11, 2026
Current list price is 7% below its peak · +315% above its trough.
- Jul 10, 2026 — Price Changed $2,695,000
- May 11, 2026 — Listed $2,895,000
- Mar 27, 1998 — Sold (MLS) $867,000
- Jan 29, 1998 — Listed $786,000
- Dec 30, 1997 — Listed $786,000
- Oct 1, 1995 — Listed $649,000
Description
No description captured.
0Overpriced
4135 California St #1
$2,725,000
2 bd · 2.5 ba · 1,805 sqft · $1,510/sf
HOA $908/mo · Fl 1 · 118d · 18% above mkt
⚖️ Adjusted valueOverpricedasking is +62% over fair value
Model fair value · 5 sold comps · ±17%$1,679,757
vs model fair value · size · beds/baths · age · HOA · location+62%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 118 days → strong negotiating leverage
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 62% above model fair value
- HOA $908/mo
- Ground floor
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($2,725,000 on Mar 27, 2026).
- Mar 27, 2026 — Listed $2,725,000
Description
No description captured.
0Overpriced
875 California St #701
$2,760,000
2 bd · 2 ba · 1,547 sqft · $1,784/sf
No HOA listed · Fl 7 · 3d · 69% above mkt
⚖️ Adjusted valueOverpricedasking is +112% over fair value
Model fair value · 1 sold comps · ±17%$1,304,415
vs model fair value · size · beds/baths · age · HOA · location+112%
Condition · Avg / verify in person0
Price history · limited sale history0
✅ Positives
- Upper floor (fl 7)
- Newer build (2021)
⚠️ Cons
- 112% above model fair value
- Photos look dim — verify light in person
🚩 Red flags
—
Price history (this unit)
- —
Description
No description captured.
0Overpriced
1 Steuart Ln #1205
$2,795,000
2 bd · 2.5 ba · 1,603 sqft · $1,744/sf
HOA $3,135/mo · Fl 12 · 14d · 56% above mkt
⚖️ Adjusted valueOverpricedasking is +80% over fair value
Model fair value · 102 sold comps · ±17%$1,536,126
vs model fair value · size · beds/baths · age · HOA · location+82%
Condition · Avg / verify in person0
Price history · ≈20% below its peak−2%
✅ Positives
- Upper floor (fl 12)
- In-unit W/D
- Low HOA (1.3%/yr)
- Newer build (2021)
⚠️ Cons
- 82% above model fair value
- HOA $3135/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3135/mo (full-service high-rise)
Price history (this unit)
Trough $2,795,000 Jul 9, 2026Now $2,795,000Peak $3,495,000 Oct 5, 2024
Current list price is 20% below its peak · +0% above its trough.
- Jul 9, 2026 — Listed $2,795,000
- Oct 5, 2024 — Listed $3,495,000
- Jan 11, 2023 — Listed $3,495,000
Description
No description captured.
0Overpriced
765 Market St Unit 30G
$2,850,000
2 bd · 2.5 ba · 1,762 sqft · $1,617/sf
HOA $3,800/mo · Fl 3 · 167d · 45% above mkt
⚖️ Adjusted valueOverpricedasking is +62% over fair value
Model fair value · 102 sold comps · ±17%$1,754,983
vs model fair value · size · beds/baths · age · HOA · location+62%
Condition · Avg / verify in person0
Price history · ≈11% below its peak0
✅ Positives
- On market 167 days → strong negotiating leverage
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
⚠️ Cons
- 62% above model fair value
- HOA $3800/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3800/mo (full-service high-rise)
Price history (this unit)
Trough $1,800,000 Apr 15, 2005Now $2,850,000Peak $3,200,000 Jan 29, 2026
Current list price is 11% below its peak · +58% above its trough.
- Mar 7, 2026 — Price Changed $2,850,000
- Jan 29, 2026 — Listed $3,200,000
- May 7, 2014 — Sold (MLS) $2,900,000
- May 7, 2014 — Sold (Public Records) $2,900,000
- Mar 4, 2014 — Listed $2,995,000
- Oct 21, 2013 — Listed $2,995,000
Description
No description captured.
0Overpriced
4135 California St #4
$2,995,000
2 bd · 3 ba · 1,925 sqft · $1,556/sf
HOA $930/mo · Fl 1 · 41d · 21% above mkt
⚖️ Adjusted valueOverpricedasking is +61% over fair value
Model fair value · 5 sold comps · ±17%$1,861,703
vs model fair value · size · beds/baths · age · HOA · location+61%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
- Newer build (2026)
⚠️ Cons
- 61% above model fair value
- HOA $930/mo
- Ground floor
🚩 Red flags
—
Price history (this unit)
Only one sale-price event on record ($2,995,000 on Jun 12, 2026).
- Jun 12, 2026 — Listed $2,995,000
Description
No description captured.
0Overpriced
188 Minna St Unit 34D
$2,995,000
2 bd · 2.5 ba · 1,792 sqft · $1,671/sf
HOA $3,828/mo · Fl 3 · 174d · 50% above mkt
⚖️ Adjusted valueOverpricedasking is +70% over fair value
Model fair value · 102 sold comps · ±17%$1,773,395
vs model fair value · size · beds/baths · age · HOA · location+69%
Condition · Avg / verify in person0
Price history · ≈8% below its peak+1%
✅ Positives
- On market 174 days → strong negotiating leverage
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
⚠️ Cons
- 69% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
Price history (this unit)
Trough $2,995,000 Jan 30, 2026Now $2,995,000Peak $3,250,000 May 15, 2025
Current list price is 8% below its peak · +0% above its trough.
- Jan 30, 2026 — Listed $2,995,000
- May 15, 2025 — Listed $3,250,000
Description
No description captured.
0Overpriced
488 Folsom St #5203
$3,150,000
2 bd · 2.5 ba · 1,832 sqft · $1,719/sf
HOA $2,469/mo · Fl 52 · 83d · 54% above mkt
⚖️ Adjusted valueOverpricedasking is +83% over fair value
Model fair value · 102 sold comps · ±17%$1,717,160
vs model fair value · size · beds/baths · age · HOA · location+83%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 83 days → some leverage
- Upper floor (fl 52)
- In-unit W/D
- Low HOA (0.9%/yr)
⚠️ Cons
- 83% above model fair value
- HOA $2469/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $2469/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($3,150,000 on Apr 30, 2026).
- Apr 30, 2026 — Listed $3,150,000
Description
No description captured.
0Overpriced
706 Mission St #801
$4,555,000
2 bd · 3 ba · 2,780 sqft · $1,638/sf
HOA $4,983/mo · Fl 8 · 133d · 47% above mkt
⚖️ Adjusted valueOverpricedasking is +64% over fair value
Model fair value · 102 sold comps · ±17%$2,779,946
vs model fair value · size · beds/baths · age · HOA · location+64%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 133 days → strong negotiating leverage
- Upper floor (fl 8)
- In-unit W/D
- Garage parking
⚠️ Cons
- 64% above model fair value
- HOA $4983/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $4983/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($4,555,000 on Mar 12, 2026).
- Mar 12, 2026 — Listed $4,555,000
Description
No description captured.
0Overpriced
301 Mission St Unit 52B
$5,500,000
2 bd · 3.5 ba · 3,315 sqft · $1,659/sf
HOA $3,725/mo · Fl 5 · 94d · 49% above mkt
⚖️ Adjusted valueOverpricedasking is +59% over fair value
Model fair value · 102 sold comps · ±17%$3,405,723
vs model fair value · size · beds/baths · age · HOA · location+61%
Condition · Avg / verify in person0
Price history · ≈19% below its peak−2%
✅ Positives
- On market 94 days → strong negotiating leverage
- Upper floor (fl 5)
- In-unit W/D
- Garage parking
⚠️ Cons
- 61% above model fair value
- HOA $3725/mo
🚩 Red flags
- Very high HOA $3725/mo (full-service high-rise)
Price history (this unit)
Trough $5,500,000 Apr 20, 2026Now $5,500,000Peak $6,800,000 Mar 15, 2023
Current list price is 19% below its peak · +0% above its trough.
- Apr 20, 2026 — Listed $5,500,000
- Oct 6, 2024 — Price Changed $5,500,000
- Feb 2, 2024 — Listed $6,500,000
- Mar 15, 2023 — Listed $6,800,000
- Nov 1, 2022 — Listed $5,795,000
Description
No description captured.
0Overpriced
181 Fremont St Unit 68B
$13,000,000
2 bd · 2.5 ba · 3,256 sqft · $3,993/sf
HOA $5,156/mo · Fl 6 · 59d · 257% above mkt
⚖️ Adjusted valueOverpricedasking is +320% over fair value
Model fair value · 102 sold comps · ±17%$3,119,982
vs model fair value · size · beds/baths · age · HOA · location+317%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 59 days → some leverage
- Upper floor (fl 6)
- Garage parking
- Low HOA (0.5%/yr)
⚠️ Cons
- 317% above model fair value
- HOA $5156/mo
🚩 Red flags
- HOA rising ~16%/yr in this building ($3860/mo in 2024 → $5156)
- Very high HOA $5156/mo (full-service high-rise)
Price history (this unit)
Trough $1,300,000 May 12, 2026Now $13,000,000Peak $13,000,000 May 25, 2026
Current list price is 0% below its peak · +900% above its trough.
- May 25, 2026 — Price Changed $13,000,000
- May 12, 2026 — Listed $1,300,000
Description
No description captured.
0Overpriced
181 Fremont St Unit 69-B
$16,000,000
2 bd · 2 ba · 3,199 sqft · $5,002/sf
HOA $5,156/mo · Fl 6 · 59d · 348% above mkt
⚖️ Adjusted valueOverpricedasking is +443% over fair value
Model fair value · 102 sold comps · ±17%$2,946,654
vs model fair value · size · beds/baths · age · HOA · location+443%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- On market 59 days → some leverage
- Upper floor (fl 6)
- In-unit W/D
- Garage parking
⚠️ Cons
- 443% above model fair value
- HOA $5156/mo
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~16%/yr in this building ($3860/mo in 2024 → $5156)
- Very high HOA $5156/mo (full-service high-rise)
Price history (this unit)
Only one sale-price event on record ($16,000,000 on May 12, 2026).
- May 12, 2026 — Listed $16,000,000
Description
No description captured.
Other condo sizes in San Francisco
Frequently asked
How much is a 2-bedroom condo in San Francisco?
Across the 132 2-bedroom condos for sale now, the median asking price is $1.2M, starting from $55K. Stealpad scores each against recent San Francisco 2-bedroom sold comps so you can see which are genuinely below market, not just cheap.
What is a typical HOA for a 2-bedroom condo in San Francisco?
The median monthly HOA is about $1,112. HOA matters as much as price — a high fee can quietly erase a low sticker price, so Stealpad folds it into every Deal Score and flags "HOA traps".
Which 2-bedroom condos in San Francisco are the best deals?
35 of the 132 are priced below what comparable 2-bedroom units recently sold for. Every listing gets a 0–100 Deal Score from price-vs-sold-comps, condition, HOA and days on market, sorted best-deal-first at the top of this page.
How does Stealpad score San Francisco condos?
Each 2-bedroom condo is compared to recent 2-bedroom sold comps in San Francisco (around $1,065/sqft), then adjusted for HOA, condition and price history. Green means below market, red means above. It updates twice a day.