301 Mission St Ph -1D
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
29% of that payment is not the mortgage. The HOA fee alone is $209,040 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $20,956.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($160,745). 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 ($4,000 in 2026), not enough for a trend yet. The listing shows $3,484/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
- In-unit W/D
- Garage parking
- Low HOA (1.3%/yr)
- Newer build (2009)
⚠️ Cons
- 15% above model fair value
- HOA $3484/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3484/mo (full-service high-rise)
- Only 2 photos — verify condition
Photos
Price history (this unit)
- Nov 3, 2026 — Price Changed $3,214,900
- Nov 2, 2026 — Listed $3,214,700
- Mar 27, 2025 — Rental Removed $14,995
- Jan 23, 2025 — Price Changed $14,995
- Dec 30, 2024 — Listed for Rent $15,000
- Dec 16, 2024 — Rental Removed $15,000
Description
Experience an extraordinary level of luxury and architectural distinction in this exceptional penthouse residence at 301 Mission Street. A remarkable collaboration between acclaimed Kendall Wilkinson Design and Black Mountain Development, this custom-designed residence showcases exquisite craftsmanship, sophisticated interiors, and an unparalleled attention to detail. Thoughtfully reimagined with an impressive collection of premium materials sourced from around the world, the residence artfully combines the grandeur and timeless elegance of European-inspired design with the comforts and conveniences of contemporary urban living. Every element reflects an uncompromising commitment to…