400 Beale St #808
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
35% of that payment is not the mortgage. The HOA fee alone is $73,680 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $4,547.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($33,950). 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
🚩 Rising fast · +7.6%/yrReconstructed from 16 units of recorded sales at 400 Beale St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues climbed 25% in 3 years — about +7.6%/yr across 16 units of recorded sales, well above inflation. A rise this steep is a leading signal of a special assessment, a drained reserve fund, or an insurance shock. The listing never shows it; the building's documents are where the "why" lives.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Upper floor (fl 8)
- In-unit W/D
⚠️ Cons
- HOA $1228/mo
🚩 Red flags
- Very high HOA $1228/mo (full-service high-rise)
- Listed BELOW its 2014 sale ($735k) → value eroding
Photos
Price history (this unit)
- Sep 25, 2026 — Listed $679,000
- Aug 15, 2014 — Sold (MLS) $735,000
- Aug 15, 2014 — Sold (Public Records) $735,000
- Aug 5, 2014 — Listed $699,000
Description
Well-appointed one-bedroom residence at BridgeView featuring thoughtful upgrades, private outdoor space, and a desirable combination of city and lush garden views. The home has been refreshed throughout with fully refinished hardwood floors and a renovated kitchen featuring new countertops and freshly painted cabinetry. An expansive primary suite provides a comfortable retreat, while an in-unit washer/dryer adds everyday convenience. The residence includes deeded parking and private storage, along with access to BridgeView's exceptional amenities, including a fitness center, swimming pool, and 24-hour security. Ideally located near the Financial District and waterfront, with easy access to…