199 New Montgomery St #1611
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 $39,720 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,399.
FHA approval has expired on this project. An FHA buyer cannot use it today, and the fact that it once qualified and then stopped is worth asking the board about. Plan on a conventional loan — 5% down at the very least.
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
3 recorded pointsReconstructed from 6 units of recorded sales at 199 New Montgomery 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 16)
- Garage parking
⚠️ Cons
- 15% above model fair value
- Small (412 sf)
- HOA $662/mo
🚩 Red flags
Photos
Price history (this unit)
- Nov 5, 2026 — Listed $514,999
Description
Perched on the top floor of 199 New Montgomery Street, Unit 1611 is a bright, intelligently designed studio with sweeping city outlooks and views toward Salesforce Park, a dramatic urban vantage point that feels elevated, private, and distinctly San Francisco. With no neighbors overhead, the residence offers a rare sense of quiet. The open floor plan maximizes both light and function, featuring a streamlined kitchen, updated appliances, and two full closets that enhance everyday livability. On top of all that this unit comes with one dedicated parking spot located onsite. Whether as a pied--terre, a strategic investment, or a refined entry point into San Francisco homeownership, this home…