27Overpriced
44 Macondray Ln Unit 2W
ZIP 94133, San Francisco, CA · 94133
$1,425,000 25% above mkt
2 bd · 2 ba · 1,140 sqft · $1,250/sf
HOA $1,640/mo · 🏢 HOA report → · Floor 1 · 119 days on market · built 1980
⚖️ Adjusted valueOverpricedasking is +30% over fair value
Model fair value · 49 sold comps · ±17%$1,084,707
vs model fair value · size · beds/baths · age · HOA · location+31%
Condition · Avg / verify in person0
Price history · ≈16% below its peak−1%
✅ Positives
- On market 119 days → strong negotiating leverage
- In-unit W/D
- Garage parking
- Low HOA (1.4%/yr)
⚠️ Cons
- 31% above model fair value
- HOA $1640/mo
- Ground floor
🚩 Red flags
- Very high HOA $1640/mo (full-service high-rise)
- Still cutting price ($1698k→$1598k→$1499k→$1425k)
- Listed BELOW its 2021 sale ($1655k) → value eroding
Photos
Price history (this unit)
Trough $615,000 Jun 4, 1999Now $1,425,000Peak $1,698,000 Oct 10, 2022
Current list price is 16% below its peak · +132% above its trough.
- Jun 12, 2026 — Price Changed $1,425,000
- Mar 26, 2026 — Listed $1,499,000
- Nov 10, 2022 — Price Changed $1,598,000
- Oct 10, 2022 — Listed $1,698,000
- Dec 13, 2021 — Sold (MLS) $1,655,000
- Dec 13, 2021 — Sold (Public Records) $1,655,000
Description
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