14Overpriced
400 Beale St #2401
ZIP 94105, San Francisco, CA · 94105
$1,499,000 10% above mkt
2 bd · 2 ba · 1,223 sqft · $1,226/sf
HOA $1,421/mo · 🏢 HOA report → · Floor 24 · 15 days on market · built 2002
⚖️ Adjusted valueOverpricedasking is +38% over fair value
Model fair value · 102 sold comps · ±17%$1,110,785
vs model fair value · size · beds/baths · age · HOA · location+35%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- Upper floor (fl 24)
- Low HOA (1.1%/yr)
⚠️ Cons
- 35% above model fair value
- HOA $1421/mo
🚩 Red flags
- Very high HOA $1421/mo (full-service high-rise)
Photos
Price history (this unit)
Trough $501,000 Jan 21, 2005Now $1,499,000Peak $1,499,000 Jul 8, 2026
Current list price is 0% below its peak · +199% above its trough.
- Jul 8, 2026 — Listed $1,499,000
- May 23, 2012 — Sold (MLS) $1,250,000
- May 23, 2012 — Listed $1,250,000
- May 23, 2012 — Sold (Public Records) $1,250,000
- Jan 9, 2007 — Sold (Public Records) $1,139,000
- Jan 21, 2005 — Sold (Public Records) $501,000
Description
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