2145 Franklin St #7
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
23% of that payment is not the mortgage. The HOA fee alone is $72,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $14,031.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($107,500). 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 2026-11-05 — 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($1,200 in 2026), not enough for a trend yet. The listing shows $1,200/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.
🏢 Get this building's free HOA report →✅ Positives
- Garage parking
- Low HOA (0.7%/yr)
⚠️ Cons
- HOA $1200/mo
- Older building (1917)
- Ground floor
🚩 Red flags
- Very high HOA $1200/mo (full-service high-rise)
Photos
Price history (this unit)
- Sep 21, 2026 — Listed $2,150,000
- Mar 16, 2022 — Sold (MLS) $1,860,000
- Mar 16, 2022 — Sold (Public Records) $1,860,000
- Feb 18, 2022 — Listed $1,858,000
Description
Elegant and light-filled top-floor, corner condominium in a terrific Pacific Heights elevator building. Enter into a gracious foyer, and your eye is drawn to the French doors and Juliet balcony off the large open living and dining rooms. Newly installed, oversized Pella wood windows magically frame the silhouettes of Russian Hill and Nob Hill and add a soft, quiet air to this seamless open living space. Host friends & family for stylish parties and posh dinners or spend more intimate evenings cozied up beside the traditional wood-burning fireplace. The sizable chef's kitchen has a south-facing window that brightens the breakfast nook. The kitchen has new quartz counters and backsplash with…