1177 California St #1618
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
28% of that payment is not the mortgage. The HOA fee alone is $141,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $15,624.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($119,750). 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 · +12.9%/yrReconstructed from 11 units of recorded sales at 1177 California St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 27% in 2 years — about +12.9%/yr across 11 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 16)
- Low HOA (1.2%/yr)
⚠️ Cons
- 64% above model fair value
- HOA $2350/mo
- Photos look dim — verify light in person
🚩 Red flags
- HOA rising ~13%/yr in this building ($1158/mo in 2024 → $1476)
- Very high HOA $2350/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 12, 2026 — Listed $2,395,000
- Oct 27, 2017 — Sold (MLS) $2,100,000
- Oct 27, 2017 — Sold (Public Records) $2,100,000
- Sep 15, 2017 — Listed $2,295,000
- Nov 20, 2007 — Sold (MLS) $1,435,000
- Nov 20, 2007 — Sold (Public Records) $1,435,000
Description
The 24 hour doorman serviced apartment #1618 at the Gramercy Towers offers a rare opportunity to capture true Californian indoor/outdoor living in this historic urban setting. With panoramic Nob Hill views of the San Francisco Bay, Grace Cathedral, Huntington Park and the downtown skyline, the 500 sq. ft. walkout terrace is accessed from the sunny atrium that runs the length of the interior. This is much more than a condominium; it is a home. The open-plan living room enjoys tremendous natural light and is accented with hardwood flooring and a gas fireplace. The galley kitchen services the home with efficient functionality for the gourmet cook. The primary bedroom is spacious with abundant…