188 Minna St Unit 36D
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 $229,680 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $17,897.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($134,750). 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 2026-10-08 — 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
2 recorded pointsReconstructed from 15 units of recorded sales at 188 Minna St — every recorded sale carries its HOA fee and date. No listing site shows this.
We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Upper floor (fl 3)
- In-unit W/D
- Garage parking
- Newer build (2005)
⚠️ Cons
- 71% above model fair value
- HOA $3828/mo
🚩 Red flags
- Very high HOA $3828/mo (full-service high-rise)
- Listed BELOW its 2011 sale ($2985k) → value eroding
Photos
Price history (this unit)
- Sep 21, 2026 — Listed $2,695,000
- Oct 31, 2011 — Sold (Public Records) $2,985,000
Description
The St. Regis Residences pairs the privacy of home with the service and amenities of one of San Francisco's premier hotels. This expansive two-bedroom, two-and-a-half-bath corner residence offers the building's largest two-bedroom floor plan, approximately 1,792 sq. ft. , along with a private terrace overlooking the city. Floor-to-ceiling glass surrounds the living and dining areas, with sweeping views across the San Francisco skyline, Twin Peaks and Yerba Buena Park. Dark hardwood floors run throughout the principal living spaces. The glass-walled kitchen features Poggenpohl cabinetry, high-end appliances and clean contemporary finishes, maintaining a visual connection to the surrounding…