2 Mint Plz #408
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
37% of that payment is not the mortgage. The HOA fee alone is $66,360 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,659.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($27,250). 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
2 recorded pointsReconstructed from 3 units of recorded sales at 2 Mint Plz — 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
- 27% below model fair value
- Upper floor (fl 4)
⚠️ Cons
- HOA $1106/mo
- Older building (1926)
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1106/mo (full-service high-rise)
Photos
Price history (this unit)
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Description
2 Mint Plaza, Unit 408 at the Mint Collection blends authentic industrial character with stylish modern design in one of San Francisco's most historic downtown enclaves. Soaring 11'6'' ceilings, exposed raw concrete walls, and acid-washed concrete floors celebrate the building's past. Oversized hung windows fill the home with natural light and frame views of the iconic San Francisco Mint, a National Historic Landmark central to the city's Gold Rush history. Integrated wood cabinetry, glass and granite countertops, and high-end fixtures provide a polished contrast to the home's raw architectural textures. A frosted glass bedroom wall and oversized sliding door create separation without…