488 Folsom St #5601
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
20% of that payment is not the mortgage. The HOA fee alone is $187,740 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $77,759.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($597,500). 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
2 recorded pointsReconstructed from 32 units of recorded sales at 488 Folsom St — every recorded sale carries its HOA fee and date. No listing site shows this.
We have a few recorded HOA fees for this building but not yet enough to call a reliable trend, so these are the raw points — no rate implied. Its documents fill in the reserve health and assessment risk.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Upper floor (fl 56)
- In-unit W/D
- Low HOA (0.3%/yr)
- Newer build (2019)
⚠️ Cons
- 190% above model fair value
- HOA $3129/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $3129/mo (full-service high-rise)
Photos
Price history (this unit)
- Oct 27, 2026 — Listed $11,950,000
Description
Last Penthouse in The Avery! This half-floor, 3-bedroom plus library, 5.5 bathroom penthouse is ideal for the savvy buyer excited about enjoying the best of San Francisco. Corner great room with fireplace & formal dining. Gourmet open kitchen with island and adjacent family room. Suite of Miele appliances including 6 burner gas range, double oven, 2 dishwashers, Sub-zero refrigerator, and full-height wine refrigerator. Corner primary bedroom suite with 2 expansive walk-closets, windowed spa-like dual primary baths. Guest bedrooms with en suite baths and walk-in closets. Library with en suite bath. Powder room. Laundry room with sink and side-by-side washer/dryer. Service entry. Developed by…