0Overpriced
2525 Van Ness Ave #602
ZIP 94109, San Francisco, CA · 94109
$3,995,000 103% above mkt
3 bd · 3.5 ba · 1,951 sqft · $2,048/sf
HOA $1,238/mo · 🏢 HOA report → · Floor 6 · 6 days on market · built 2024
⚖️ Adjusted valueOverpricedasking is +82% over fair value
Model fair value · 7 sold comps · ±17%$2,192,493
vs model fair value · size · beds/baths · age · HOA · location+82%
Condition · Avg / verify in person0
Price history · at/near its all-time high0
✅ Positives
- Upper floor (fl 6)
- In-unit W/D
- Garage parking
- Low HOA (0.4%/yr)
⚠️ Cons
- 82% above model fair value
- HOA $1238/mo
🚩 Red flags
- HOA rising ~16%/yr in this building ($981/mo in 2024 → $1317)
- Very high HOA $1238/mo (full-service high-rise)
Photos
Price history (this unit)
Only one sale-price event on record ($3,995,000 on Jul 17, 2026).
- Jul 17, 2026 — Listed $3,995,000
Description
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