7Overpriced
501 Beale St Unit 12B
ZIP 94105, San Francisco, CA · 94105
$1,360,000 20% above mkt
2 bd · 2 ba · 1,019 sqft · $1,335/sf
HOA $1,408/mo · 🏢 HOA report → · Floor 1 · 149 days on market · built 2006
⚖️ Adjusted valueOverpricedasking is +49% over fair value
Model fair value · 102 sold comps · ±17%$929,115
vs model fair value · size · beds/baths · age · HOA · location+46%
Condition · Avg / verify in person0
Price history · at/near its all-time high+3%
✅ Positives
- On market 149 days → strong negotiating leverage
- In-unit W/D
- Garage parking
- Low HOA (1.2%/yr)
⚠️ Cons
- 46% above model fair value
- HOA $1408/mo
- Ground floor
🚩 Red flags
- Very high HOA $1408/mo (full-service high-rise)
Photos
Price history (this unit)
Trough $1,300,000 Nov 27, 2025Now $1,360,000Peak $1,360,000 Feb 24, 2026
Current list price is 0% below its peak · +5% above its trough.
- Feb 24, 2026 — Listed $1,360,000
- Nov 27, 2025 — Listed $1,300,000
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