631 Ofarrell St #402
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 $75,300 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,527.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($26,250). 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 2026-10-08 — 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
✅ Fairly steady · +5%/yrReconstructed from 31 units of recorded sales at 631 Ofarrell St — every recorded sale carries its HOA fee and date. No listing site shows this.
These dues have held relatively steady (about +5%/yr over 4 years across 31 units) — a good sign. Only the reserve study confirms the building is keeping up with its big-ticket repairs.
🏢 Get this building's full reserve & assessment report — free →✅ Positives
- Best $/sf of 53 tracked in Sf District 8
- 40% below model fair value
- 25% below its 2015 peak
- Upper floor (fl 4)
⚠️ Cons
- HOA $1255/mo
- Older building (1930)
🚩 Red flags
- Very high HOA $1255/mo (full-service high-rise)
- Listed BELOW its 2015 sale ($700k) → value eroding
Photos
Price history (this unit)
- Sep 3, 2026 — Listed $525,000
- Oct 16, 2015 — Sold (MLS) $700,000
- Oct 16, 2015 — Sold (Public Records) $700,000
- Sep 10, 2015 — Listed $689,000
- Jun 29, 2007 — Sold (MLS) $490,000
- Jun 29, 2007 — Sold (Public Records) $490,000
Description
Spacious and thoughtfully designed, this 945 sq. ft. one-bedroom residence at The Hamilton blends classic Art Deco character with stylish modern updates. The generous living space is filled with natural light and complemented by a separate dining area and updated kitchen. A versatile bonus room with a Murphy bed offers the flexibility of a home office or guest space. Ideally situated near Downtown, the home also offers convenient access to shopping, dining, entertainment, and public transportation.