Be aware that most new developments don't lower prices. It is very difficult to justify to the people that have pre-bought. They will talk about upgrades but they want the sale price to reflect the value others have paid. They only discount price as a last option.
So what is there to do? If you're NOT working with an agent for yourself, then you may not have the best advocate for buying into a unit and getting more than the 10K concessions the developer is offering you. If you've only worked with the developer, and negotiated only with their agents, they have no interest in offering you more concessions - they are in league with the developer after all.
I can only surmise that you are supposing the developer is not dealing with you because you think there are too many BMR units there. That is not correct. This is tactic for all developers. They are not beholding to reducing their list prices. They are, however, listening to you if you have reasonable requests for reducing costs associated with the transaction, loan and escrow fees.
At this time, developers at 888 are not willing to lower their selling price. They claimed they just open 2 weeks ago. Current incentive they are offering only 10K credits. They are not opened for any price negotiation. Developers are pretty rigid and firmed. They didn't even make any counter-offer. I think it's because this building is a BMR building. They are in no rush to sell them -since I'm looking at the non-bmr units, they have already been subsidized for the 60-70% BMR units.
I'm going to wait on my purchase. They are many condos coming up in the next couple of months. I heard more condos will be available on Van Ness Ave and market/mission streets. These are more developed neighborhood compared to 888 7th street.
Buying at 888 7th is a great idea if you are looking for some good prices or a BRM unit...but not a good idea because of its location (lots of noise as you know), Also I would look elsewhere if I could afford to because I feel with 3/4 of the complex BMR units, this building will be "considered a BMR building." This stopped several of my clients from even wanting to look there.
Normally BMR units do NOT affect the sale as Jed says. Chris is correct in that those units should not be used as comps for pricing your unit when you go to sell....Unfortunately, many agents will not realize those are BMR units because they do not take the time to read or actually see the comps they are using for CMAs for their Buyers when decisions are made for making purchases. That is sad but true. I really think the noise factor with the gravel trucks, trains, garbage trucks etc. is the real negative and that, too, has stopped my buyers from even going there to look.
Not knowing where you stand financially, I would also suggest Symphony Towers as you are thinking of doing. Go for a rear unit so you do not have the noise of Van Ness Avenue. Look at Arterra too. What about SOMAGrand? There Arterra is also making deals.....in fact 90% of the Developers are making deals.
Therefore, ask for credits for the appliances and flooring. Maybe a year or two of dues as well. Most new constructions comes without fridges, washers & dryers and hardwood floors.....but you can negotiate for them. Builders also want you to pay Transfer Taxes.... negotiate for that too..... You will not get all but you will get some and that will help you as you can finance upgrades and/ or add to the credits for your non-recurring closing costs.
Please sure to take a realtor with you to negotiate for your side! Or be firm when you are negotiating with the Reps of the Developer. If you have more questions, please contact me.
All of Chris's advice is great. I'd add a few things. A basic aspect of real estate value is that variations in location will affect property resale. The way it's taught is if you get a good deal on a property that is on a busy street don't expect that to change for the next buyer.
No to your specific location, the train definately isn't going to move unless they underground it. SF Gravel might but might not. The rest of that area is blooming wonderfully. The furniture stores and resturants. Proximity to Mission Bay and all that is happening there. Great biking area too.
The BMR situation has been asked on this forum many times. All data shows that the mere existance of BMR units in an area or in a building doesn't affect resale.
One of the main things you should consider for yourself is if this property is an opportunity for you to own NOW. Are you going to increase your wages/pay in the next 5 years? Most people experience raises or bonus payments. Will you be staying in this property for about 5 years or more? Most properties perform well for their owners in equity over time. Would you be willing to upgrade your units baths and kitchens over the next 5 years? (this helps increase value).
As for getting the appliances, you should see if you can get concessions from the developer for those items (and you can usually get some sort of concession from them if you're working with YOUR OWN agent - the developer's agents have little interest or direction to give concessions away unless there is an agent on the other side).
Good luck, hope this helps.