301 Mission St Unit 49A
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
28% of that payment is not the mortgage. The HOA fee alone is $241,380 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $26,506.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($199,750). 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 · +4.9%/yrReconstructed from 29 units of recorded sales at 301 Mission St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +4.9%/yr over 3 years across 29 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
- Upper floor (fl 4)
- Low HOA (1.2%/yr)
- Newer build (2009)
⚠️ Cons
- 87% above model fair value
- HOA $4023/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $4023/mo (full-service high-rise)
Photos
Price history (this unit)
- Sep 16, 2026 — Listed $3,995,000
Description
Perched on the 49th floor, this spectacular residence showcases ultra-contemporary design with two spacious bedrooms plus a library \ office 3rd bedroom, custom upgrades and designer finishes throughout. Soaring ceilings with coved lighting accents and iconic San Francisco views elevate the living experience, offering a serene retreat high above the energy of the Financial District. Floor-to-ceiling windows frame breathtaking vistas spanning the San Francisco Bay to the Pacific Ocean. Spanning over 2,700 square feet, thoughtful upgrades include hardwood flooring throughout, custom contemporary lighting, and bespoke closet systems and organizers. The residence features a generously sized…