425 1st St #2707
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
30% of that payment is not the mortgage. The HOA fee alone is $93,420 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $7,964.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($59,750). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($1,557 in 2026), not enough for a trend yet. The listing shows $1,557/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 27)
- Newer build (2008)
⚠️ Cons
- 51% above model fair value
- HOA $1557/mo
🚩 Red flags
- Very high HOA $1557/mo (full-service high-rise)
Photos
Price history (this unit)
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Description
Experience the pinnacle of high-rise living at One Rincon Hill, where Residence 2707 offers a rare architectural advantage. As one of the few "transitional" floors in the building, this home boasts soaring 10-foot ceilings—a significant elevation from the standard heights found on other levels—creating an incredible sense of volume and airiness that is immediately felt upon entry. Situated in the highly coveted 07 stack, the residence serves as a front-row seat to the best of San Francisco. Floor-to-ceiling glass walls frame an unobstructed, cinematic view of the Bay Bridge, while the private balcony and bedroom offer a sparkling perspective of the downtown skyline. Whether it’s the morning…