946 Stockton St Unit 18C
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
37% of that payment is not the mortgage. The HOA fee alone is $84,660 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $4,653.
Not FHA-approved. No 3.5%-down FHA financing on this unit, so the realistic floor is a 5%-down conventional loan ($34,750). 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
2 recorded pointsReconstructed from 3 units of recorded sales at 946 Stockton St — 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
- BART walkable (0.5 mi)
⚠️ Cons
- HOA $1411/mo
- Older building (1970)
- Ground floor
🚩 Red flags
- Very high HOA $1411/mo (full-service high-rise)
Photos
Price history (this unit)
- Aug 28, 2026 — Listed $695,000
- Oct 8, 2024 — Sold (MLS) $510,000
- Oct 7, 2024 — Sold (Public Records) $510,000
- Aug 25, 2022 — Listed $535,000
Description
Perched on the top floor of the iconic Mandarin Tower, this stunning 2-bedroom, 2-bathroom penthouse condo offers an unbeatable combination of location, views, and modern updates. Just moments from North Beach, you're close to the city's best cafes, restaurants, and nightlifeyet tucked into the historic charm of Chinatown. Inside, you'll find a completely remodeled kitchen and both bathrooms, finished with high-end fixtures and finishes throughout. The open living space flows out to a private balcony, where breathtaking, unobstructed eastern views stretch across Coit Tower, the Transamerica Pyramid, the downtown skyline, the Bay, and the Bay Bridge. Watch the sunrise, the fog roll in, or…