It’s actually a floor below the penthouse, but as plugged-in people know, two-bedrooms at The Hamilton are rather rare and as such 631 O’Farrell #2001 managed to catch our attention, especially seeing as how it is the highest of the lot.
∙ Listing: 631 O’Farrell #2001 (2/2) – $849,000 [MLS]
HOA’s are based upon the floor so higher you go, more expensive they are. For $24K a year, I think I could do mucho better!!!
The $1,905 HOA dues are an immediate deal breaker for me and I’m guessing most folks…plus, the amenities do not appear to warrant that price point. No thanks.
No square footage
Neighborhood pics from a totally different area
Smack-in-the-Loin location
Out-of-this-world HOAs
Someone’s fishing for an idiot
HOA dues are *only* $1,900/mo!
But that $1900 includes parking. Oh wait, it doesn’t. That’s an extra $225.
You DO get a ballroom with the HOA. I was just thinking last week that I needed one of those…
I think that you can’t get a $225/mo. parking space in the building until you finally get to the top of the current waiting list (unless there is already special consideration for this condo through the hoa and the management co.). Since there are only 30 or so resident spots, the wait couple be a while…maybe a couple of years.
I’ve seen this movie and it has a sad ending:
Fort Hamilton, The Loin.
It appears that the this place was purchased in 2004 for $430,000 and is made up of 1,500sf.
It appears that the this place was purchased in 2004 for $430,000 and is made up of 1,500sf.
I can’t believe the HOA cost, that will scare off quite a few people.
With a HOA fee of $1900/mo, I’d expect a ballroom all right but not one of the dancing variety.
The HOA cost will just be factored in to what the purchase price is.
If you can get an equivalent condo in SoMa for $575 psft, then the cost will be 862,500. The after tax mortgage on such a place would run $3593*.72= 2586 and HOA with parking might be $900. Subtract out 1225 for the extra HOA and parking (which are not tax deductible), so the after tax monthly mortgage payment would have to be $1361 to make them equal.
That yields a purchase price of $331,500. You’d also get some benefit from lower property taxes, so this place is worth about $375K, +/- 10%.
Can you compare SoMa with a place like this: better view but way worse hood? Who knows. But that’s why this place only sold for $430K in 2004. Same math, different day.
I dropped by to see this unit on Sunday. I last looked at when it was on sale years ago and it has gone through some upgrades since then. The marble in the living room is gone and a new kitchen, windows, window blinds and possibly wood floors were installed. The kitchen was very well thought out.
I keep looking at this unit since it is the only 2-bdrm in the building other than the penthouse. It is a combination of two 1-bed units. The living room / dining room faces south east. The master bedroom faces north east and the other bedroom facing north.
For the second time, I hesitated snapping this unit up because of its high HOA dues and lack of sunset views. If the dues were half as much, I would be living there right now! That being said I think it will sell for between $750,000-800,000.
The posts above are too funny about the where this building is located. It is on the edge not the heart of the tenderloin.
In the past ten years post, geary and ofarrell have changes so much there are really are the hip part of the trendynob.
Plus, the new Chief of Police just visited the Hamilton and noted the new inforcement measures are working: crime and drugs are down in the overall tenderloin neighborhood. Take a walk along the streets and you see less people just hanging out.
Am I seeing this right? They chose to install a planter box in their kitchen instead of upper cabinets? Sometimes I think I must be the only person on earth who needs to store wine glasses, cereal boxes, canned goods, and salad bowls.
I’m curious to how they were allowed wood floors, the building does not allow wood floors… check out any other unit (other than the penthouse) and its carpeting.
I’m curious to how they were allowed wood floors, the building does not allow wood floors… check out any other unit (other than the penthouse) and its carpeting.
Wow, gross. That would be an absolute deal-killer for me. Do they really not have sufficient sound insulation between floors in a building that tall?