2160 Pacific Ave #2
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
20% of that payment is not the mortgage. The HOA fee alone is $46,620 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $16,573.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($124,750). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($777 in 2026), not enough for a trend yet. The listing shows $777/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
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 61% above model fair value
- HOA $777/mo
- Older building (1922)
🚩 Red flags
- FLIP: bought $1650k 2026, relisted +51%
Photos
Price history (this unit)
- Oct 1, 2026 — Listed $2,495,000
- May 19, 2026 — Sold (Public Records) $1,650,000
Description
Picture your mornings here: sunlight across wide-plank European oak floors and the Bay stretched out beyond the living room windows. This 2-bed, 2-bath Pacific Heights home was thoughtfully remodeled from top to bottom. Its original fireplace and built-in shelving in the living and dining rooms carry decades of character into a fresh, modern space. The kitchen was reimagined with forest-green Shaker cabinets that rise to the ceiling, polished quartz counters, a floor-to-ceiling pantry and all-new appliances. Both bathrooms are brand new. Both bedrooms have new custom built-in closets, and the primary bedroom and bath have new windows. New light fixtures run throughout, and there's a new…