2801 Octavia St #4
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
22% of that payment is not the mortgage. The HOA fee alone is $89,220 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $23,016.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($173,400). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($1,487 in 2026), not enough for a trend yet. The listing shows $1,487/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
- Low HOA (0.5%/yr)
⚠️ Cons
- 121% above model fair value
- HOA $1487/mo
- Older building (1933)
🚩 Red flags
- Very high HOA $1487/mo (full-service high-rise)
Photos
Price history (this unit)
- Aug 30, 2026 — Listed $3,468,000
Description
Never before available one-of-a-kind 2 bedroom 2.5 bath penthouse in an impeccably maintained boutique Art Deco corner property. Perfectly situated in Cow Hollow at the residential edge of the heart of Union Street, this location is well off the Van Ness-Lombard 101 corridor yet steps directly into the North San Francisco urban village of Union Street, Chestnut Street, Pacific Heights, the Presidio, and the Marina. At 1,734 square feet, this home was thoughtfully reimagined and condo-converted from the studs, including bespoke contemporary design and high-end finishes, two ensuite bedrooms, a powder room, a fireplace, a private deck, and both City and Bay views. This is the first time this…