1160 Mission St #2210
Higher is a better buy. 50 is "priced about right for what it is". The last step curves the raw advantage onto 0–100, so points stop being one-for-one at the extremes.
💵What this unit actually costs per month
35% of that payment is not the mortgage. The HOA fee alone is $66,720 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $4,277.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($32,500). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-11-05 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
🚩 Rising fast · +6.9%/yrReconstructed from 18 units of recorded sales at 1160 Mission St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 40% in 5 years — about +6.9%/yr across 18 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Upper floor (fl 22)
- Newer build (2008)
⚠️ Cons
- HOA $1112/mo
🚩 Red flags
- Back on market — this unit was off the market and was relisted Nov 3
- Very high HOA $1112/mo (full-service high-rise)
Photos
Price history (this unit)
- May 4, 2010 — Sold (MLS) $560,000
- Nov 6, 2009 — Price Changed $620,000
- Oct 11, 2009 — Listed $670,000
Description
Penthouse level, stunning view condo in high-amenity, elevator building. One bedroom plus den area with beautiful custom cabinetry including hideaway storage. In-unit washer and dryer. Originally conceived as part of the affordable luxury movement, the SOMA Grand dues include concierge service, coffee and tea in lobby, 24-hour security, twice monthly in-unit cleaning service included, common area work spaces, huge deck with BBQ, a gym, spa, community room, and professional management. The unit has a gracious kitchen with gas range and venting to the exterior. This 1BD + Den condo offers east-facing city views and soaring ceilings. Ideal central location near Financial District, Hayes…