250 King St #1512
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
30% of that payment is not the mortgage. The HOA fee alone is $63,780 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $5,878.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($44,000). 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
🚩 Rising fast · +6.5%/yrReconstructed from 12 units of recorded sales at 250 King St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 21% in 3 years — about +6.5%/yr across 12 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
- Upper floor (fl 15)
- In-unit W/D
- Garage parking
- Low HOA (1.4%/yr)
⚠️ Cons
- HOA $1063/mo
🚩 Red flags
- Very high HOA $1063/mo (full-service high-rise)
- Listed BELOW its 2018 sale ($1000k) → value eroding
Photos
Price history (this unit)
- Sep 4, 2026 — Listed $915,000
- Jul 6, 2018 — Sold (MLS) $1,000,000
- Jul 6, 2018 — Listed $1,000,000
- Jul 6, 2018 — Sold (Public Records) $1,000,000
- Aug 22, 2008 — Sold (MLS) $760,000
- Aug 22, 2008 — Sold (Public Records) $760,000
Description
Breathtaking waterfront views of the iconic San Francisco Bay, Oracle Park, and Mission Bay skyline define this beautifully renovated luxury suite on the 15th floor at The Beacon, offering panoramic vistas from every room, generous proportions, and exceptional urban convenience. Expansive windows fill the home with natural light while framing spectacular waterfront and skyline views throughout the living spaces and bedroom. The spacious open concept floor plan features recessed lighting and rich wood flooring, creating an inviting setting for both everyday living and entertaining. The well appointed kitchen features granite countertops, upgraded stainless steel appliances, generous…