1160 Mission St #2211
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 $67,500 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)
- In-unit W/D
- Newer build (2008)
⚠️ Cons
- HOA $1125/mo
🚩 Red flags
- Very high HOA $1125/mo (full-service high-rise)
- Listed BELOW its 2014 sale ($715k) → value eroding
Photos
Price history (this unit)
- Oct 22, 2026 — Listed $650,000
- Dec 10, 2014 — Sold (MLS) $715,000
- Dec 10, 2014 — Sold (Public Records) $715,000
- Oct 9, 2014 — Listed $699,000
- Mar 15, 2010 — Sold (MLS) $560,000
- Jan 12, 2010 — Listed $589,000
Description
Experience luxury city living at SOMA Grand, a premier full-service condominium in San Francisco's vibrant Mid-Market neighborhood. Perched on Penthouse Level 2, Residence #2211 is a spacious one-bedroom, one-bathroom home featuring soaring northwest-facing city views, oversized windows, and engineered cherry wood floors. The bright, open floor plan showcases a designer kitchen with Studio Becker cabinetry, Caesarstone quartz countertops, a generous breakfast bar, and stainless steel appliances. A custom office area with abundant storage, in-unit laundry, add comfort and convenience. Enjoy exceptional building amenities, including 24-hour concierge service, complimentary daily coffee and…