NEW425 1st St #2806
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
24% of that payment is not the mortgage. The HOA fee alone is $101,040 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $18,258.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($140,000). 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 ($1,557 in 2026), not enough for a trend yet. The listing shows $1,684/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
- Brand-new listing
- Upper floor (fl 28)
- Low HOA (0.7%/yr)
- Newer build (2008)
⚠️ Cons
- 119% above model fair value
- HOA $1684/mo
🚩 Red flags
- Back on market — this unit was off the market and was relisted Nov 7
- Very high HOA $1684/mo (full-service high-rise)
Photos
Price history (this unit)
- Nov 7, 2026 — Listed $2,800,000
- Mar 31, 2023 — Sold (MLS) $1,910,000
- Mar 29, 2023 — Sold (Public Records) $1,910,000
- Feb 23, 2023 — Listed $2,045,000
Description
VIEWS ABOVE ALL | 425 1st Street #2806 A rare expression of elevated San Francisco living, this beautifully reimagined two-bedroom, two-bath corner residence at One Rincon Hill captures dramatic downtown skyline views by day and the sparkling Bay Bridge illuminated at night. One of only four residences in the building featuring two private decks, this exceptional home pairs architectural refinement with an extraordinary indoor-outdoor lifestyle. The thoughtfully redesigned floor plan creates an immediate sense of openness and flow, with a structural column removed to enhance the living space and the living room soffit eliminated to create a more open, elevated ceiling line. New white oak…