12-14A Beacon St
12-14A Beacon St is a 9-story building in Downtown Boston with 100% of its floor area within daylight reach of a facade. This screen estimates 85 homes and scores it 94 out of 100 for office-to-residential conversion suitability.
MA-7 & MA-8 · Screened 2026-10-04 · Strong candidate
Where 12-14A Beacon St is
Its block in Downtown Boston, drawn from Boston's own building outlines and street centerlines.
- Already housing
- Not screened
- 12-14A Beacon St
This building's conversion pencils at default assumptions without any subsidy.
This footprint has no windowless core at all: every point on the floor plate is within 35 ft of a facade, which is unusual and is the main reason it scores as well as it does.
Modeled conversion metrics for 12-14A Beacon St, 2026-10-04.
| Suitability scoreStrong candidate | 94 / 100 |
|---|---|
| Storiesfrom 109 ft aerial-survey height ÷ 12 ft floor-to-floor | 9 |
| Floor plateper floor, from the city footprint | 10,056 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 100% |
| Deepest interior pointviability threshold is 80 ft | 27 ft |
| Windowless coreper floor — renovated but never rentable | 0 sq ft |
| Estimated homesat 750 sq ft average | 85 |
| Conversion cost$360/sq ft all-in on 80,446 sq ft | $29.0M |
| Gap before grantpencils unsubsidized | -$8.6M |
| Modeled RESIDE grantbelow the statutory cap | $5.1M |
| BuiltBoston's own record of the construction year | 1900 |
| ZoningDowntown Boston | STATE HOUSE PROTECTION AREA |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
57 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 609 ft of exterior wall, and across 8 residential floors the building carries 4,875 ft of it in total, divided among the 85 homes this screen estimates.
Its plate is elongated at 0.34: a slab or an L, which is why so much of the floor lies within reach of a window: the outline buys daylight that a square plan of the same area would not. How window line and plate shape are measured.
At the model’s 750 sq ft average, the plan works out at about 10.6 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 12-14A Beacon St scores 94 out of 100
Daylight efficiency 100, Interior depth 100, Scale 57, Finance 100 — each out of 100, then weighted.
Score components for 12-14A Beacon St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency100% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 100 | 45% | 45.0 |
| Interior depthdeepest interior point 27 ft from a facade, scored from 80 ft down to 40 ft | 100 | 25% | 25.0 |
| Scale85 estimated homes, scored from 0 up to 150 | 57 | 15% | 8.5 |
| Financecompleted value covers conversion cost with 47% to spare, which tops out the component | 100 | 15% | 15.0 |
Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 57 out of 100: 85 estimated homes, scored from 0 up to 150.
Built in 1900
Boston records this building as going up in 1900, which puts it in the pre-1920 stock.
As a rule, the era that converts most readily: load-bearing masonry, small floor plates laid out before deep-plan offices were possible, operable windows and generous floor-to-floor heights. The usual obstacles are not daylight but hazardous materials, lifts and bringing structure up to current code. That is the era’s general tendency rather than a finding about this building — the model reads an outline and a height, and can see nothing inside — but it is the first thing an architect would want to know, and it colours how much confidence the 100% daylight figure above deserves.
What the conversion would cost
$360 per square foot all-in across 80,446 sq ft of converted floor, or $29.0M in total — about $341K for each of the 85 homes.
All-in cost per square foot for 12-14A Beacon St: base cost plus the code work a change of use triggers.
| Base conversion cost | $260/sq ft |
|---|---|
| Plumbing risers to every unit | $40/sq ft |
| Operable windows and glazing | $30/sq ft |
| Additional egress stair | $18/sq ft |
| Fire sprinklers (NFPA 13R) | $12/sq ft |
| All-in | $360/sq ft |
That cost is charged across every converted square foot, including the circulation and service area that earns nothing directly. Against it the model sets a completed value of $442K a home, which for 85 homes is $37.5M.
What would have to be true
This one already clears the bar. The question is how much room it has before it stops.
At $442K a home, completed value covers the $29.0M of work with $8.6M to spare. Value per home would have to fall to $341K — 23% below the assumption — before the conversion stopped penciling, or all-in cost would have to rise from $360 to $467 per square foot. Neither is a wide margin in a market that moves, but this building does not need a grant to work.
Each of these, moved on its own, would be enough to undo that for 12-14A Beacon St:
Single-assumption flip points for 12-14A Beacon St, each holding the other three at their defaults.
| Circulation efficiencythe binding constraint — the least this building would need | 32% downto 54% |
|---|---|
| Completed value per home | 36% downto $281K |
| Average unit size | 48% upto 1,110 sq ft |
| Conversion cost per square foot | 65% upto $430/sq ft |
All four are sliders in the survey, where 12-14A Beacon St re-scores against your own numbers.
How it compares in Downtown Boston
12-14A Beacon St ranks 17th of the 96 buildings screened here, against a median score of 89.
Its floor plate is better lit than 100% of them, and shallower than 98% of them at its deepest interior point. On size it is the 68th largest by estimated homes. The full survey of all 96 buildings ranks and maps every one of them, and the list by address links each to its own page.
Its nearest match in size: 21 Custom House St
The screened building closest to 12-14A Beacon St in converted floor area is 21 Custom House St: 83,675 sq ft over 9 stories, against 80,446 sq ft over 9 here.
The two land within a few points of each other — 94 here, 91 there — so at this size the screen reads them as much the same prospect. On the money they sit in the same place: each pencils without a subsidy. The two stand about 2,600 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 12-14A Beacon St $5.1M, on the assumption it qualifies. Whether it does, no published dataset can say.
That figure assumes the building meets the Act’s vacant-and-abandoned test, which turns on code-enforcement and receivership records no city publishes.
It does not sit in a 2018 designated Opportunity Zone, so it would not draw that Section 201 priority.
Other buildings screened near 12-14A Beacon St
The 4 closest the screen also covers, from 190 ft away. They are the colored outlines on the plan at the top of this page.
- 21-23 Beacon St10 stories · 83% daylit · already a condominium buildingabout 190 ft away
- 6-6B Beacon St10 stories · 100% daylit · 92 estimated homes · scores 94/100 (Strong candidate)about 220 ft away
- 69-81 Tremont St14 stories · 72% daylit · 258 estimated homes · scores 64/100 (Worth a feasibility study)about 350 ft away
- 20 Ashburton Pl8 stories · 99% daylit · 78 estimated homes · scores 93/100 (Strong candidate)about 410 ft away
A screen, not a feasibility study, from outlines and heights rather than plans: the method and how to correct a figure. If you know this building’s interior, you know what this model cannot see.