83-87 Summer St

Where 83-87 Summer St is

Its block in Downtown Boston, drawn from Boston's own building outlines and street centerlines.

The plan: window line, shape and floor rhythm

37 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.

The typical floor has 682 ft of exterior wall, and across 5 residential floors the building carries 3,409 ft of it in total, divided among the 92 homes this screen estimates.

Its plate is moderately compact at 0.52: a squarish plan, with enough perimeter for a conventional double-loaded corridor. How window line and plate shape are measured.

At the model’s 750 sq ft average, the plan works out at about 18.4 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 83-87 Summer St scores 89 out of 100

Daylight efficiency 99, Interior depth 81, Scale 61, Finance 100 — each out of 100, then weighted.

Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 61 out of 100: 92 estimated homes, scored from 0 up to 150.

Built in 1986

Boston records this building as going up in 1986, which puts it in the late-modern stock.

As a rule, typically the hardest to convert: the deepest plates of any era, large central cores, and floor-to-floor heights tight enough that running residential drainage under a ceiling can be the thing that ends a project. 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 90% daylight figure above deserves.

What the conversion would cost

$360 per square foot all-in across 96,772 sq ft of converted floor, or $34.8M in total — about $379K for each of the 92 homes.

That cost is charged across every converted square foot, including the 9,943 sq ft of windowless core, which has to be gutted, re-plumbed and sprinklered like the rest of the building and then earns nothing. Against it the model sets a completed value of $442K a home, which for 92 homes is $40.6M.

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 $34.8M of work with $5.8M to spare. Value per home would have to fall to $379K — 14% below the assumption — before the conversion stopped penciling, or all-in cost would have to rise from $360 to $420 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 83-87 Summer St:

All four are sliders in the survey, where 83-87 Summer St re-scores against your own numbers.

How it compares in Downtown Boston

83-87 Summer St ranks 44th of the 96 buildings screened here, against a median score of 89.

Its floor plate is better lit than 51% of them, and shallower than 55% of them at its deepest interior point. On size it is the 65th 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.

Within the SKY zone

21st of 52 zoned SKY — the comparison that shares its rules, rents and streets.

52 of the screened buildings are zoned SKY. 83-87 Summer St ranks 21st of them against a median score of 88. 40 score 70 or more, their median deepest interior point is 51 ft from a facade against this building’s 48 ft, and together they would hold an estimated 19,019 homes. The group’s top scorer is 147 Milk St, at 100.

Its nearest match in size: 17-33 Winter St

The screened building closest to 83-87 Summer St in converted floor area is 17-33 Winter St: 92,833 sq ft over 7 stories, against 96,772 sq ft over 6 here.

83-87 Summer St scores 89 to its 78, and with the size held roughly equal most of that lead comes from daylight efficiency: 99 out of 100 here, 86 there (83% of the floor area within 35 ft of a facade, scored from 40% up to 90%). On the money they sit in the same place: each pencils without a subsidy. The two stand about 1,100 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 83-87 Summer St $5.5M, 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 83-87 Summer St

The 4 closest the screen also covers, from 100 ft away. They are the colored outlines on the plan at the top of this page.

• 16-18 Kingston St
  22 stories · 88% daylit · 313 estimated homes · scores 93/100 (Strong candidate)
  about 100 ft away
• 105-111 Summer St
  6 stories · 100% daylit · 33 estimated homes · scores 88/100 (Strong candidate)
  about 120 ft away
• 89-103 Bedford St
  8 stories · 93% daylit · 300 estimated homes · scores 91/100 (Strong candidate)
  about 240 ft away
• 100 Summer St
  35 stories · 74% daylit · 856 estimated homes · scores 67/100 (Worth a feasibility study)
  about 300 ft away