88 King #1022
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
25% of that payment is not the mortgage. The HOA fee alone is $90,000 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $13,262.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($99,750). 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
We haven't reconstructed a multi-year fee history for this building yet. We have one recorded fee on file ($1,500 in 2026), not enough for a trend yet. The listing shows $1,500/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
- On market 73 days → some leverage
- Upper floor (fl 10)
- Garage parking
- Low HOA (0.9%/yr)
⚠️ Cons
- 97% above model fair value
- HOA $1500/mo
- Photos look dim — verify light in person
🚩 Red flags
- Very high HOA $1500/mo (full-service high-rise)
Photos
Price history (this unit)
- Jul 30, 2026 — Listed $2,099,000
- Nov 15, 2000 — Sold (Public Records) $1,650,000
Description
THE TOWERS AT EMBARCADERO • SOUTH BEACH, SAN FRANCISCO 180° of Bay Bridge to Oracle Park — Reimagined to the Studs When the current owners first walked into this South Beach residence, they weren't just buying a floor plan they were buying a view: a sweeping, uninterrupted 180 degrees of San Francisco Bay, from the Bay Bridge to Oracle Park. Determined that nothing would stand between that view and everyday life, they undertook a complete gut renovation, engaging award-winning architects Tom & Agulia and general contractor Price Woods Construction to rebuild the residence from the studs out. Every wall, sightline, and square foot was reconsidered with a single goal in mind: let the bay in.…