601 Van Ness #711
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
39% of that payment is not the mortgage. The HOA fee alone is $69,540 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,262.
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
2 recorded pointsReconstructed from 3 units of recorded sales at 601 Van Ness — 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
- Cheapest of 7 tracked in San Francisco
- On market 67 days → some leverage
- Upper floor (fl 7)
- HOA steady in this building (~1.7%/yr over 2yr)
⚠️ Cons
- Small (556 sf)
- HOA $1159/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1159/mo (full-service high-rise)
- Listed BELOW its 2016 sale ($580k) → value eroding
Photos
Price history (this unit)
- Aug 5, 2026 — Listed $485,000
- Aug 12, 2016 — Sold (Public Records) $580,000
- Aug 30, 2013 — Sold (Public Records) $429,000
- Apr 2, 2012 — Sold (Public Records) $260,000
Description
Enjoy urban living in this 1-bedroom, 1-bath condominium ideally located near the city's premier arts and cultural district. Just moments from the Opera House, Symphony Hall, restaurants, shopping, and entertainment, this home offers exceptional convenience and lifestyle. The unit features abundant natural light, a private balcony with city views, and a spacious closet. While the home presents an excellent opportunity for updates and personalization, it offers great potential in a highly desirable location. Residents enjoy resort-style amenities, with the monthly HOA covering water, garbage, swimming pool, Jacuzzi, fully equipped fitness center, indoor racquetball court, separate men's and…