300 Beale St #609
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
25% of that payment is not the mortgage. The HOA fee alone is $81,660 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $12,633.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($95,000). 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 ($1,361 in 2026), not enough for a trend yet. The listing shows $1,361/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
- Upper floor (fl 6)
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- 21% above model fair value
- HOA $1361/mo
- Older building (1937)
🚩 Red flags
- Very high HOA $1361/mo (full-service high-rise)
Photos
Price history (this unit)
- Sep 8, 2026 — Listed $1,900,000
- Aug 11, 2023 — Rental Removed $8,000
- Jul 20, 2023 — Price Changed $8,000
- Aug 18, 2009 — Sold (MLS) $1,275,000
- Aug 18, 2009 — Sold (Public Records) $1,275,000
- May 6, 2009 — Price Changed $1,295,000
Description
Unit 609 at the Embarcadero Lofts offers a distinctive opportunity to own a two-level loft residence in the iconic vintage conversion building at 300 Beale Street. Approximately 1,820 sq. ft. of interior space is complemented by an approximately 317 sq. ft. exclusive-use terrace, creating an exceptional indoor-outdoor setting in the heart of the city. The main level features a spacious, open layout with a contemporary kitchen and expansive glass doors opening directly to the private terrace. Surrounded by San Francisco's striking downtown architecture, the outdoor space provides a dramatic backdrop for relaxing and entertaining. The loft-style design offers flexibility for a variety of…