140 South Van Ness Ave #529
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
29% of that payment is not the mortgage. The HOA fee alone is $53,400 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,513.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($41,250). 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
- 20% below model fair value
- On market 73 days → some leverage
- Upper floor (fl 5)
- In-unit W/D
⚠️ Cons
- HOA $890/mo
🚩 Red flags
- Still cutting price ($895k→$885k→$875k)
- Listed BELOW its 2021 sale ($905k) → value eroding
Photos
Price history (this unit)
- Sep 3, 2026 — Price Changed $875,000
- Aug 23, 2026 — Price Changed $885,000
- Jul 30, 2026 — Listed $895,000
- Jun 28, 2021 — Sold (Public Records) $905,000
- Apr 12, 2007 — Sold (Public Records) $645,000
- Mar 26, 2004 — Sold (Public Records) $518,000
Description
Price Reduction. Perched on the 5th floor of 140 South Van Ness, this exceptionally spacious 1,160-square-foot residence offers a polished urban retreat surrounded by Hayes Valley, SoMa, and the Mission. Among a host of other value adds, this building sits at the exact shuttle stop for major tech companies and hyperscalers including Alphabet, Apple, Meta, Genentech, and Tesla. Designed with a voluminous footprint that rivals many penthouses, the residence opens into an expansive open-concept living and dining room bathed in natural light. This gem boasts great downtown views, is anchored by brand-new luxury vinyl plank flooring and a freshly painted palette. The dining room slider draws the…