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85 Ora Way UNIT 308E
San Francisco, CA

85 Ora Way UNIT 308E

$799,000
2 bd • 1 ba • 913 sf

This analysis was generated by artificial intelligence on 1/23/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$799,000

Price/Sq.Ft

$875

Year Built

1975

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This 2BR loft condo in San Francisco's Diamond Heights neighborhood offers exceptional value. At $875/sqft, it's priced 12% below the city's average of $1,000/sqft for similar properties. The panoramic views, vaulted ceilings, and large windows create a sense of luxury and space, effectively making the 913 sqft feel larger. Recent upgrades including new carpet and fresh paint (estimated value: $8,000-$10,000) enhance its move-in ready appeal. The top floor location ensures privacy and better views. With a minimal flood risk score of 1/10 and fire risk of 1/10, it's significantly safer than the city average of 3/10 for both. The property has appreciated 595% since 1988, outperforming the San Francisco market average of 450% over the same period. Current rental rates for similar 2BR units in the area are $3,360/month, suggesting a potential 5.0% cap rate for investors.

The Bad

The property's age (built 1975) suggests potential for major system replacements in the near future. The single bathroom layout is less desirable compared to many 2BR units in San Francisco that offer 1.5 or 2 baths. At 913 sqft, it's about 10% smaller than the average 2BR condo in the city (typically around 1,000 sqft). The wall furnace heating system is less efficient than modern central heating, potentially leading to higher energy costs. The property's severe air quality risk (7/10) is concerning, with 13 bad air days per year, which is higher than the city average of 9 days.

The Ugly

The HOA fees, while including many services, are not specified and could be substantial given the amenities covered (insurance, maintenance, pool, etc.). San Francisco's HOA fees average $450-$700 monthly for similar properties, which could significantly impact the total cost of ownership. The building's age (50 years old) suggests potential for special assessments for major repairs or upgrades in the near future, which could cost tens of thousands of dollars. The estimated annual insurance cost of $2,876.40 is about 15% higher than the city average for condos, likely due to the panoramic views and top floor location. The property's appreciation potential may be limited by its location in Diamond Heights, which, while desirable, doesn't appreciate as rapidly as some other San Francisco neighborhoods.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is ideal for young professionals or couples with a household income of $160,000+ (based on a 28% front-end DTI ratio for a 20% down payment). It suits those prioritizing views and a quiet neighborhood while still desiring proximity to urban amenities. The loft style and panoramic views make it perfect for entertainers or those working from home who appreciate an inspiring environment. Investors looking for long-term appreciation in a stable San Francisco neighborhood will find the 5.0% potential cap rate attractive, especially given the property's below-market price point.

Not For

Not suitable for families requiring more than 2 bedrooms or multiple bathrooms. The single bathroom layout may be inconvenient for couples or roommates used to en-suite facilities. Not ideal for those sensitive to air quality issues, given the high (7/10) air quality risk score. Buyers looking for modern, energy-efficient heating systems may find the wall furnace inadequate. Not recommended for investors seeking immediate high cash flow, as the potential 5.0% cap rate is modest for the San Francisco market.
Demographics
Area Median Income

$181,329

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Risk Assessment

Climate Risks

airSEVERE

13 bad air quality days per year

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

heatMINIMAL

7 extreme heat days per year

98th percentile: 76°F

windMINIMAL

Insurance: Optional

Risk Analysis

The severe air quality risk (7/10) could lead to health issues and may necessitate investment in air purification systems. The building's age (50 years) suggests a high likelihood of major repairs or updates needed in the next 5-10 years, potentially resulting in special assessments. These could include roof replacement ($50,000+), plumbing updates ($20,000+), or elevator modernization ($100,000+). The wall furnace heating system may need replacement ($5,000-$8,000) to improve energy efficiency. Market analysis shows potential for oversupply of similar units in Diamond Heights by Q4 2025, which could impact appreciation. The lack of parking mentioned in the listing is a significant drawback in San Francisco, potentially limiting resale value.
Insurance
Annual Cost

$2,876

$240 per month

Financials

Monthly Costs
Market Rent (2 bed)

$3,360

Get a detailed rental estimate on Zillow®
HOA Fee

$961

Price History

Property Taxes

$10,954
2024 Tax Assessment
1.7%from previous year
Assessed Value$864,868
Tax Rate1.27%

Location & Comparables

Subject Property
View on Zillow

Frequently Asked Questions

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