2568 Sutter St
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
18% of that payment is not the mortgage. The HOA fee alone is $16,800 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $15,930.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($119,900). 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 ($200 in 2026), not enough for a trend yet. The listing shows $280/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
- Low HOA (0.1%/yr)
⚠️ Cons
- 45% above model fair value
- Older building (1890)
- Photos look dim — verify light in person
🚩 Red flags
Photos
Price history (this unit)
- Oct 2, 2026 — Listed $2,398,000
- Oct 1, 2026 — Listed $2,398,000
Description
Top-Floor 4 Bedroom, 2.5 Bath Victorian in Lower Pacific Heights with Private Rooftop Retreat This rare residence offers 1,816 sq. ft. , 4 bedrooms and 2.5 baths in a true house-like condo with remarkable private outdoor space. Beautiful hardwood floors, soaring high ceilings, crown molding, recessed lights, skylights and abundant windows fill the home with natural light. The spacious floor plan provides distinct spaces for both everyday living and entertaining, including an inviting living room with fireplace and a large separate dining room directly across from the kitchen. Four Bedrooms provide exceptional flexibility for family, guests, home offices or creative space. In-unit laundry.…