270 Valencia St #205
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
36% of that payment is not the mortgage. The HOA fee alone is $55,140 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,295.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($24,950). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($919 in 2026), not enough for a trend yet. The listing shows $919/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
- Garage parking
- Newer build (2005)
⚠️ Cons
- Small (494 sf)
- HOA $919/mo
🚩 Red flags
Photos
Price history (this unit)
- Oct 15, 2026 — Listed $499,000
- Oct 15, 2026 — Listed $499,000
- Jun 17, 2026 — Rental Removed $3,800
- Nov 14, 2024 — Listed for Rent $3,800
- Nov 6, 2024 — Rental Removed $3,800
- Jun 19, 2024 — Listed for Rent $3,800
Description
Live in the heart of San Franciscos vibrant Mission Dolores neighborhood in this beautifully upgraded, rear-facing studio offering thoughtful design, modern conveniences, and private outdoor space. The patio faces away from Valencia Street, creating a peaceful spot to relax and unwind in one of the citys most sought-after neighborhoods. The refreshed interior features a modern kitchen with newer stainless steel appliances, ample storage, and an in-unit full-size washer and dryer. A custom bookcase door opens to a the laundry area and a spacious walk-in closet, while the spa-inspired bathroom features a walk-in shower with body sprayer and a Toto bidet toilet. Smart-home upgrades add…