2501 Harrison St #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
21% of that payment is not the mortgage. The HOA fee alone is $32,040 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $9,950.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($74,750). 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 ($534 in 2026), not enough for a trend yet. The listing shows $534/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
- 18% above model fair value
- Ground floor
🚩 Red flags
- Live/work loft — workspace-heavy sqft and a thinner buyer pool inflate the apparent discount vs regular condo comps
Photos
Price history (this unit)
- Sep 24, 2026 — Listed $1,495,000
- Oct 19, 2021 — Price Changed $1,465,000
- Oct 18, 2021 — Sold (MLS) $1,465,000
- Oct 18, 2021 — Sold (Public Records) $1,465,000
- Sep 10, 2021 — Listed $1,485,000
- Dec 21, 2010 — Sold (MLS) $665,000
Description
Live/work loft living in the heart of San Francisco's Inner Mission, set within a boutique 15-unit elevator building built in 2001. This spacious tri-level residence offers approximately 1,476 square feet of flexible living space, with 2 bedrooms, 2.5 bathrooms, soaring ceilings, oversized windows, and an open, versatile floor plan. Upon entry, a flexible main-level area provides additional space for a home office, sitting area, studio, or workspace. The main living level features hardwood floors, a gas fireplace, generous living and dining areas, an open kitchen with breakfast bar seating, and a convenient half bath. Upstairs, the primary suite includes a private bath and two closets. The…