280 Spear St Unit 28H
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
31% of that payment is not the mortgage. The HOA fee alone is $77,640 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $6,196.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($46,400). 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
✅ Fairly steady · +3.1%/yrReconstructed from 25 units of recorded sales at 280 Spear St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +3.1%/yr over 2 years across 25 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Newer build (2021)
⚠️ Cons
- 37% above model fair value
- HOA $1294/mo
🚩 Red flags
- Very high HOA $1294/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 5, 2026 — Listed $928,000
Description
Step into this junior one bedroom boasting San Francisco skyline and breathtaking water views! The home features top-of-the line Miele appliances, hardwood floors, modern finishes and ample storage completes the home. One car valet parking included with the unit. MIRA is designed by the award-winning architecture firm Studio Gang and is an iconic addition to the San Francisco skyline. State-of-the-art amenities include a 24/7 lobby attendant, fitness center, resident's lounge, private dining room, rooftop terrace, BBQ area, dog run, and bike storage. Enjoy this landmark location just steps from the Embarcadero, Ferry Building, and world-class dining. Close to public transportation, highways…