Condos for Sale in San Francisco, CA Under $400K
15 condos for sale in San Francisco under $400K, each given a Deal Score against recent San Francisco sold comps. 1 is priced below market — sorted best deal first. Cheap is not the same as a good deal, which is the whole point of the score.
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 31% below model fair value
- 44% below its 2020 peak
- Upper floor (fl 4)
- In-unit W/D
⚠️ Cons
- Small (397 sf)
- HOA $753/mo
🚩 Red flags
- Listed BELOW its 2020 sale ($480k) → value eroding
Price history (this unit)
- Oct 9, 2026 — Listed $299,000
- Jul 9, 2020 — Sold (MLS) $480,000
- Jul 9, 2020 — Sold (Public Records) $480,000
- May 20, 2020 — Price Changed $499,000
- May 1, 2020 — Price Changed $505,000
- May 1, 2020 — Price Changed $495,000
Description
Abundant light and a thoughtfully arranged layout give this studio an inviting sense of space. At 750 Van Ness Avenue #402, large windows frame neighborhood outlooks, while the open floor plan accommodates living, dining, and sleeping areas. The kitchen features warm wood cabinetry, stone countertops, and stainless steel appliances, including a dishwasher. An in-unit Bosch washer and dryer and a bathroom with a shower over tub complete this home. A separate storage space is included in the sale. A landscaped common courtyard provides outdoor space on the ground floor. The shared roof deck…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 28% below model fair value
- Upper floor (fl 6)
- In-unit W/D
⚠️ Cons
- Small (480 sf)
- HOA $836/mo
- Older building (1930)
🚩 Red flags
Price history (this unit)
- Sep 10, 2026 — Listed $350,000
- Aug 11, 2024 — Rental Removed $2,100
- May 7, 2024 — Listed for Rent $2,100
- Apr 28, 2024 — Rental Removed $2,100
- Apr 10, 2024 — Listed for Rent $2,100
- Apr 10, 2024 — Rental Removed $2,100
Description
Set within The Hamilton, one of San Francisco's most storied Art Deco towers, this corner residence pairs 1930s architectural pedigree with a fully considered update. Built in the 1930s as a grand hotel whose guest register is said to have included Frida Kahlo, the building has carried that glamour into the present day. Unit 616 occupies a rare corner position, with dual exposures that flood the studio with natural light throughout the day and open onto sweeping city views and Twin Peaks. Recent updates throughout the kitchen and bath give the residence a clean, move-in-ready finish. The…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- 28% below model fair value
- Upper floor (fl 5)
- Garage parking
⚠️ Cons
- Small (535 sf)
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~13%/yr in this building ($1158/mo in 2024 → $1476)
- Very high HOA $1608/mo (full-service high-rise)
- HOA $1608/mo — 4.8%/yr of the price
Price history (this unit)
- Oct 8, 2026 — Listed $399,000
- Oct 8, 2026 — Listed $399,000
- Aug 6, 1997 — Sold (Public Records) $4,000
- May 21, 1997 — Sold (Public Records) $500
Description
Experience quintessential Nob Hill living in this charming fifth-floor studio at Gramercy Towers. Set in the heart of one of San Francisco's most iconic hilltop neighborhoods, the residence enjoys captivating cityscape views and an exceptional location beside The Masonic, across from Grace Cathedral and Huntington Park. With a 98 Walk Score® and 100 Transit Score®, shopping, dining, entertainment, culture, and everyday conveniences are close at hand. The California Street cable car runs directly past the building, providing easy access west toward Van Ness Avenue and east through the…
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
✅ Positives
- Low HOA (1%/yr)
- Newer build (2008)
⚠️ Cons
- 33% above model fair value
- Small (266 sf)
🚩 Red flags
- Listed BELOW its 2018 sale ($435k) → value eroding
Price history (this unit)
- Oct 5, 2018 — Sold (Public Records) $435,000
- Mar 13, 2013 — Sold (Public Records) $292,000
Description
Come enjoy the beauty and convenience of SoMa in San Francisco. A vibrant community for professionals and those who enjoy access to walkable amenities. Enjoy your kitchenette, bathroom, room and no wasted space, along with a washing facility on every floor. This studio offers a street view through an entire glass wall of windows that overlooks Harrison St, with a 5-star Japanese restaurant directly below. This is one of the few units in the Cubix Yerba Buena building that offer a full view and no shared patio with neighboring units. Wake up to this one-of-a-kind view of the city. Prime SoMa…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 141 tracked in Sf District 9
- 75% below model fair value
- Upper floor (fl 4)
⚠️ Cons
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- HOA $946/mo — 5.1%/yr of the price
Price history (this unit)
- Sep 29, 2026 — Listed $222,167
Description
Incredibly unique spacious top floor studio! High ceilings, in unit W/ D, gas fireplace, 1 car parking, large closets, and good natural make this a very special home. Building amenities include gym and 24 hour doorperson. Temporary waivers apply to this unit 20% over posted AMI which would be 100% AMI, Asset test waived, see Dahlia listing for complete waivers list. Below Market Rate (BMR) housing opportunity available at 80% Area Median Income (AMI). See waivers for higher qualifying AMI Maximum income for 1 person = $90,750; 2 = $103,750; 3 = $116,700; 4 = $129,700; 5 = $140,050 etc. Must…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 53 tracked in Sf District 8
- Upper floor (fl 4)
- Newer build (2007)
⚠️ Cons
- Small (264 sf)
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Sep 10, 2026 — Price Changed $246,532
- Sep 9, 2026 — Listed $246,500
- Dec 3, 2014 — Sold (MLS) $146,284
- Jul 3, 2014 — Listed $146,284
Description
"Below Market Rate (BMR) studio opportunity in the beautifully restored and historic Book Concern Building, ideally located in the heart of San Francisco. Originally built in 1908 and thoughtfully transformed in 2007, this landmark building blends timeless architectural character with modern urban living. The studio features a custom-built loft with built-in storage steps for added function, thoughtfully designed to maximize space and create a more comfortable and versatile living environment; an IKEA storage armoire is also included with the unit. Residents enjoy a shared rooftop deck with…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 4 tracked in Sf District 4
- 44% below model fair value
- Garage parking
⚠️ Cons
- Small (492 sf)
- HOA $804/mo
🚩 Red flags
- HOA rising ~15%/yr in this building ($600/mo in 2024 → $787)
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Oct 6, 2026 — Listed $289,000
Description
Junior 1 bedroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $136,150, 2 people = $155,650; 3 = $175,100; 4 = $194,500, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, OCTOBER 6th, 2026. Visit https://housing. sfgov.org for application & program info.…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 53% below model fair value
- Upper floor (fl 4)
⚠️ Cons
- Small (575 sf)
- HOA $668/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 31, 2026 — Listed $309,000
- May 29, 2013 — Sold (MLS) $300,541
- May 22, 2013 — Sold (Public Records) $301,000
- Feb 6, 2013 — Listed $299,800
- Aug 7, 2009 — Sold (MLS) $269,000
- Jun 11, 2009 — Price Changed $269,000
Description
Spacious studio with separate sleeping alcove in prime central location close to Hayes Valley, Mission District, shopping, restaurants, public transportation and freeway. Enjoy all the amenities this modern building offers 24/7 gym, courtyard with BBQ area, conference room, secure package area. TEMPORARY WAIVERS apply to this unit: must not exceed 120% of the area median income, can have asset test excluded, can complete the Homebuyer education after applying, can make a down payment more than 50% of the sales price. Below Market Rate (BMR) housing opportunity available at 100% Area Median…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Cheapest of 7 tracked in South Beach
- 74% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- Ground floor
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- Very high HOA $1101/mo (full-service high-rise)
- HOA $1101/mo — 4.3%/yr of the price
Price history (this unit)
- Sep 28, 2026 — Listed $309,624
- Jan 31, 2012 — Sold (Public Records) $206,000
Description
2-bedroom Below Market Rate (BMR) housing opportunity available at 80% Area Median Income (AMI). Maximum income: 2 people=$103,750; 3=$116,700; 4=$129,700; 5=$140,050. Must be A 1st-time homebuyer & income eligible. Unit available through MOHCD & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing.sfgov.org), starting on the application date, 9/28/2026. Visit https://housing.sfgov.org for application & program info. Application, loan pre- approval & homebuyer education verification due 10/20/2026 at 5:00 PM. Open…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 68% below model fair value
- On market 60 days → some leverage
⚠️ Cons
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
- HOA $969/mo — 3.5%/yr of the price
Price history (this unit)
- Aug 12, 2026 — Listed $327,659
Description
Incredibly unique spacious studio! High ceilings, in unit W/ D, gas fireplace, large closets, and good natural ight make this a very special home. Building amenities include gym and 24 hour doorperson. TEMPORARY WAIVERS apply to this unit: must not exceed 120% of the area median income, can have asset test excluded, can complete the Homebuyer education after applying, can make a down payment more than 50% of the sales price. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $113,450; 2 = $129,700; 3 = $145,900 5 = $175,050,…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 44% below model fair value
- On market 80 days → some leverage
- Newer build (2015)
⚠️ Cons
- HOA $597/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Jul 23, 2026 — Listed $355,747
Description
1 bedroom in great central location. Close to public transportation, shopping, and leased parking may be available. Temporary waivers apply to this unit such as 20% higher AMI limit, may put down more than 50%, Etc. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $113,450; 2 = $129,700; 3 = $145,900; 4 = $162,100 5 = $175,050, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions.…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 37% below model fair value
- On market 46 days → some leverage
- Newer build (2011)
⚠️ Cons
- Small (554 sf)
- HOA $561/mo
- Photos look dim — verify light in person
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 26, 2026 — Listed $360,000
- Jun 20, 2012 — Sold (MLS) $260,983
- Mar 21, 2012 — Listed $260,983
Description
1-bedroom Below Market Rate (BMR) housing opportunity available at 90% Area Median Income (AMI). Maximum income for 1 person = $98,200; 2 = $112,250; 3 = $126,250, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. The unit will be available on a first come first served basis starting on 10/29/2025 at 8:00 AM PST. Please visit https://housing. sfgov.org/list- ings/a0W7y000009ZPnxEAG to view the listing and for application & program info. FAIR…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 40% below model fair value
- Upper floor (fl 4)
- In-unit W/D
- Newer build (2025)
⚠️ Cons
- HOA $560/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Oct 2, 2026 — Listed $369,000
Description
OCTOBER SPECIAL! Priced $9,468 below City guidelines. Below Market Rate ownership homes at RENOU, San Francisco's only new construction BMR opportunity. This bright, airy studio features an open-concept layout that maximizes space, a quiet location, air conditioning, and smart entry. An attended lobby brings a welcoming, elevated sense of care each day, while the rooftop terrace offers a place to unwind or entertain with unparalleled views of the city skyline. Parking is available for an additional cost and is not included in the listed home price, ask for details. Applicants must be…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- Best $/sf of 4 tracked in Sf District 4
- 32% below model fair value
- In-unit W/D
- Garage parking
⚠️ Cons
- HOA $898/mo
- Ground floor
🚩 Red flags
- HOA rising ~8%/yr in this building ($655/mo in 2022 → $896)
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Sep 2, 2026 — Listed $399,000
Description
1 bedroom Below Market Rate (BMR) housing opportunity available at 120% Area Median Income (AMI). Maximum income for 1 person = $136,150; 2 people = $155,650; 3 = $175,100; 4 = $194,500, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing. sfgov. org) starting on the application date, 9/2/2026. Visit https://housing. sfgov.org for application & program info. Application, loan…
This is an income-restricted (BMR) resale. Its price is set by an income formula, not by the market, so the gap against normal comps is not equity you own — it is a restriction you inherit, with income limits to qualify and a formula price when you sell. Scoring it against market comps would flatter it enormously, so we don't score it at all.
✅ Positives
- 37% below model fair value
- On market 67 days → some leverage
- Upper floor (fl 9)
- Newer build (2015)
⚠️ Cons
- HOA $599/mo
🚩 Red flags
- Income-restricted (BMR) resale — price set by an income formula, not the market; buyer income limits apply and the gap vs comps is not equity
Price history (this unit)
- Aug 5, 2026 — Listed $399,000
Description
1 bedroom in great central location. Close to public transportation, shopping, and leased parking may be available. Temporary waivers apply to this unit such as 20% higher than posted AMI limit, may put down more than 50%, Etc. Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $113,450; 2 = $129,700; 3 = $145,900; 4 = $162,100 5 = $175,050, etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other…