280 Spear St., San Francisco, CA 94105, San Francisco, 94105 - 1 bed, 1 bath

280 Spear St.
San Francisco, CA 94105
Property Price
SUMMARY
Analysis of 280 Spear St., San Francisco, CA 94105 is currently available with a list price of $409,181. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the San Francisco Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This property was built in 2020, placing it well within the 10-year threshold for an excellent rating. As a unit in the luxury MIRA high-rise, it features modern architectural design, updated flooring, and high-end finishes. All components, including the kitchen and bathroom, are virtually new and meet the highest current quality standards with no signs of deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Chinese Immersion School At Deavila (9/10). Middle School: Lilienthal (Claire) Elementary School (9/10). High School: Lowell High School (10/10).
- Modern Luxury & Amenities
Located in the iconic MIRA high-rise built in 2020, this unit provides access to premier resort-style amenities including a fitness center, BBQ terrace, residents' lounge, and 24/7 lobby attendant.
- Rare Private Balcony
The condo features a rare private balcony, a highly coveted outdoor feature in San Francisco luxury high-rises that significantly enhances the living space and urban appeal.
CONSRISKS & DEFICIENCIES
- Restrictive Ownership Terms
As a Below Market Rate (BMR) unit, the property is subject to strict MOHCD income limits, buyer eligibility requirements, and resale controls that limit future appreciation and the potential buyer pool.
- High Monthly Carrying Costs
The association fee of $828 per month is relatively high for a 608-square-foot 1-bedroom unit, which may impact the overall affordability for income-qualified buyers.
About 280 Spear St.
Own a modern 1-bedroom condo with a RARE private balcony in SF’s premier luxury high-rise—MIRA. Unit features updated flooring, in-unit laundry, and access to resort-style amenities incl. fitness center, BBQ terrace, residents’ lounge, and 24/7 lobby attendant—all steps from East Cut Crossing, one block to the Embarcadero, and minutes to BART. 1-bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100; 2 people = $124,700; 3 = $140,250; 4 = $155,850; 5 = $168,300. Must be 1st-time homebuyer and income eligible. Unit available through the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring and other restrictions. Take advantage of TEMPORARILY RELAXED buyer eligibility: up to 120% AMI, no need to be 1st time homebuyer, exclusion of income from assets, flexibility for homebuyer education, reduced financing requirements! Unit will be listed on DAHLIA, the SF Housing Portal, starting on the application date, February 13, 2026. Visit https://housing.sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due 3/6 by 5 PM. OPEN HOUSE: 2/21 & 2/22 from 2-4 PM, 2/23 from 5-7 PM. Fair housing opportunity.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 2020
- Lot Size
- -
Interior
- Total Bedrooms
- 1
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $828 / Month
Neighborhood Insights
San Francisco Unified Schools
Chinese Education Center
Grades K-5 • 0.8 mi
Chin (John Yehall) Elementary School
Grades K-5 • 0.8 mi
Daniel Webster Elementary School
Grades K-5 • 2.1 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 1.0 | 2.0 | 47% |
| Baths | 1.0 | 2.0 | 43% |
| Square foot | 608 | 1,134 | 2% |
| Lot Size | - | 30,527.05 | 22% |
| Price | $409.2K | $1.19M | 4% |
| Price per sq ft | $673 | $1.1K | 8% |
| Built year | 2020 | 2008 | 92% |
| HOA | $828 | $1.4K | 10% |
| Days on market | 22 | 210 | 1% |
Pricing History
Listed for Sale
Feb 13, 2026
$409,181
Initial Listing
Sold
Sep 22, 2020
$338,000
Public Record


























