1160 Mission St #2306
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
31% of that payment is not the mortgage. The HOA fee alone is $162,180 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $13,291.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($99,975). Common for small associations and not a defect on its own, but it does remove FHA buyers from your resale pool.
Minimum realistic down payment here: 5% · verify on HUD's lookup
Rate is the Freddie Mac PMMS 30-year average for the week of 2026-10-08 — a national survey figure, not a quote. Tax, insurance and closing costs are estimates; your own Loan Estimate is the real number.
This building's HOA fees
🚩 Rising fast · +6.9%/yrReconstructed from 16 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 16 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
- On market 67 days → some leverage
- Upper floor (fl 23)
- Newer build (2008)
⚠️ Cons
- HOA $2703/mo
🚩 Red flags
- Very high HOA $2703/mo (full-service high-rise)
Photos
Price history (this unit)
- Aug 4, 2026 — Listed $2,099,000
Description
An iconic four-bedroom plus office penthouse showcasing some of SoMa's most breathtaking skyline and water views. Residences #2306 and #2304 have been seamlessly combined to create a spectacular 2,371-square-foot home defined by extraordinary scale and walls of wraparound windows that frame dramatic city and bay vistas from nearly every room. This expansive residence features four spacious bedrooms, three full bathrooms, and a dedicated office have been thoughtfully designed for elevated urban living. Three of the bedrooms occupy prime corner positions with sweeping wraparound windows, immersing each space in natural light and showcasing a serene yet dynamic city backdrop. From sunrise…