41Priced high

400 Davis #301

ZIP 94577, San Leandro, CA · 94577

$475,000 12% above mkt

2 bd · 2 ba · 1,228 sqft · $387/sf

HOA $661/mo · 🏢 fee history ↓ · Floor 3 · 72 days on market · built 1982

View on Redfin ↗🏢 This building's HOA ↓

⚖️ Adjusted valueOverpricedasking is +12% over fair value

Model fair value · 1 sold comps · ±9%$429,952

vs model fair value · size · beds/baths · age · HOA · location+10%

Condition · Avg / verify in person0

Price history · ≈3% below its peak+2%

📐 How this Deal Score was built41Priced high

Value gap · asking vs model fair value, after condition & price history−14.4

HOA burden · $661/mo = 1.67%/yr of price vs a 1.33% norm−2.7

Days on market · 72 days — it has sat, so you have leverage+3

Raw advantage · the three above, combined−14.1

Model confidence · weak — ±9% typical model error across 1 sold comps. The less certain the model, the harder the gap is pulled back toward neutral×0.6

Deal Score41/100

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

$3,857/mo all-in

20% down at 7.4% (this week's 30-year average) · mortgage + tax + insurance + HOA

Mortgage principal & interest$2,631

Property tax (1.30% effective)$515

Insurance (estimate)$50

HOA dues$661

Total monthly$3,857

Rough cash to close$106,875

32% of that payment is not the mortgage. The HOA fee alone is $39,660 over five years — money that buys you no equity. A calculator that defaulted the fee to zero would have quoted you $3,196.

Adjust the down payment & rate →Compare your Loan Estimates →

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 points

Reconstructed from 2 units of recorded sales at 400 Davis — every recorded sale carries its HOA fee and date. No listing site shows this.

$661/mo · 2026

+23% since 2022

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 →