769 South Van Ness Ave
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 $17,400 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $7,190.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($54,900). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($290 in 2026), not enough for a trend yet. The listing shows $290/mo today. Upload its HOA docs and we'll build the full reserve & special-assessment report — free.
🏢 Get this building's free HOA report →✅ Positives
- In-unit W/D
- Garage parking
- Low HOA (0.3%/yr)
⚠️ Cons
- Older building (1882)
🚩 Red flags
Photos
Price history (this unit)
- Oct 16, 2026 — Listed $1,098,000
- Jan 7, 2015 — Sold (MLS) $1,010,000
- Nov 5, 2014 — Price Changed $995,000
- Oct 17, 2014 — Listed $1,095,000
Description
Welcome to 769 South Van Ness Avenue, a sophisticated Victorian flat combining architectural character with modern city comfort. Set in a beautifully restored three-unit Queen Anne Victorian in the Inner Mission, this fully renovated, move-in-ready three-bedroom, two-bath condo is designed for everyday living and entertaining. Open-concept living and dining areas flow into a renovated kitchen featuring sleek cabinetry, quartz countertops, premium Samsung stainless steel appliances, and generous storage. White oak hardwood floors, fresh finishes, and updated lighting create a warm, polished atmosphere. Three spacious bedrooms offer flexibility for relaxing, working from home, or hosting…