140 South Van Ness Ave #437
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.
💵What this unit actually costs per month
38% of that payment is not the mortgage. The HOA fee alone is $40,080 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $2,096.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($15,450). 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
✅ Fairly steady · +5.6%/yrReconstructed from 11 units of recorded sales at 140 South Van Ness Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +5.6%/yr over 3 years across 11 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ 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
Photos
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 Income (AMI). Maximum income for 1 person = $113,450; 2 = $129,700; 3 = $145,900; 4= $162,100; 5=…