280 Spear Street 12H, San Francisco, CA 94105, San Francisco, 94105 - 1 bed, 1 bath
280 Spear Street 12H
San Francisco, CA 94105
Property Price
SUMMARY
Analysis of 280 Spear Street 12H, San Francisco, CA 94105 is currently available with a list price of $416,363. 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, making it only 4 years old, which falls well within the 'Excellent' criteria for being built within 10 years. The images confirm a pristine, modern interior with new hardwood/laminate flooring, clean carpets in the bedroom, and contemporary light fixtures. The kitchen features modern white cabinetry, dark countertops, and new white appliances, all in excellent condition. The bathroom is equally modern and clean with subway tile, a contemporary vanity, and backlit mirror. All components appear virtually new with no signs of wear or 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).
- Affordable Entry into SF Market
This property offers a rare Below Market Rate (BMR) opportunity, allowing eligible buyers to purchase a home in San Francisco at a significantly reduced price compared to conventional market values.
- Modern Construction
Built in 2020, the unit benefits from contemporary design, modern building standards, and newer infrastructure, potentially minimizing immediate maintenance and repair costs.
CONSRISKS & DEFICIENCIES
- Strict Eligibility and Resale Restrictions
The BMR program imposes stringent income limits, first-time homebuyer requirements, and long-term resale controls, which severely restrict the pool of potential buyers and limit future appreciation potential.
- High Monthly Association Fee
A substantial monthly association fee of $793 adds a significant recurring cost to homeownership, which can impact overall affordability and budget planning for buyers.
- Complex Application Process
The purchase process involves a specific and time-sensitive application through the Mayor's Office of Housing and Community Development (MOHCD), requiring pre-approval and homebuyer education, which can be more complex than a standard home purchase.
About 280 Spear Street 12H
1 Bedroom Below Market Rate (BMR) housing opportunity available at 100% Area Median Income (AMI). Maximum income for 1 person = $109,100; 2 = $124,700; 3 = $140,250; 4 = $155,850; 5 = $168,300 etc. Must be 1st-time homebuyer & income eligible. Unit available thru the Mayor's Office of Housing and Community Development (MOHCD) & subject to resale controls, monitoring & other restrictions. Unit will be listed on DAHLIA, the SF Housing Portal (https://housing.sfgov.org) starting on the application date, 2-2-2026. Visit https://housing.sfgov.org for application & program info. Application, loan pre-approval, and homebuyer education verification due on 2-23-2026 at 5:00 PM. Fair Housing Opportunity.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 2020
- Lot Size
- 54,885.602 Sq. Ft.
Interior
- Total Bedrooms
- 1
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $793 / 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 | 652 | 1,134 | 4% |
| Lot Size | 54,885.602 | 33,739 | 60% |
| Price | $416.4K | $1.19M | 4% |
| Price per sq ft | $639 | $1.1K | 7% |
| Built year | 2020 | 2008 | 92% |
| HOA | $793 | $1.4K | 8% |
| Days on market | 96 | 210 | 14% |
Pricing History
Listed for Sale
Dec 1, 2025
$416,363
Initial Listing
Sold
Feb 26, 2021
$338,000
Public Record