2415 Van Ness Ave #601
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
34% of that payment is not the mortgage. The HOA fee alone is $51,480 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,627.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($27,500). 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
🚩 Rising fast · +13.2%/yrReconstructed from 5 units of recorded sales at 2415 Van Ness Ave — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 28% in 2 years — about +13.2%/yr across 5 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Cheapest of 28 tracked in Sf District 7
- 18% below model fair value
- Upper floor (fl 6)
⚠️ Cons
- Small (567 sf)
- HOA $858/mo
- Older building (1926)
🚩 Red flags
- HOA rising ~13%/yr in this building ($670/mo in 2024 → $858)
- Listed BELOW its 2014 sale ($575k) → value eroding
Photos
Price history (this unit)
- Oct 20, 2026 — Listed $550,000
- Jun 9, 2014 — Sold (Public Records) $575,000
- Oct 17, 2008 — Sold (MLS) $505,000
- Oct 17, 2008 — Sold (Public Records) $505,000
- Sep 4, 2008 — Listed $495,000
- Sep 15, 2006 — Sold (MLS) $463,000
Description
Circa 1926, 2415 Van Ness Avenue is a distinctive Gothic Revival building nestled in the heart of San Francisco's desirable Cow Hollow neighborhood. Situated on the top floor, Residence 601 is a charming junior one-bedroom condominium filled with natural light, featuring freshly painted interiors and beautifully refinished hardwood floors. Set within a boutique, well-managed condominium community, the building features elevator access and a private communal backyard, offering a welcoming outdoor retreat amid the energy of city living. The residence also includes a designated storage unit measuring approximately 5' wide by 3'1 deep by 8'1 high. Beyond the doorstep, enjoy the convenience of…