100 Montgomery St

Where 100 Montgomery St is

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

The plan: window line, shape and floor rhythm

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

The typical floor has 599 ft of exterior wall, and across 24 residential floors the building carries 14,368 ft of it in total, divided among the 408 homes this screen estimates.

Its plate is compact at 0.76: close to a square or a circle, the most efficient envelope an office can have and the least generous one for apartments: little perimeter to divide among homes. How window line and plate shape are measured.

At the model’s 750 sq ft average, the plan works out at about 17.0 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 100 Montgomery St scores 65 out of 100

Daylight efficiency 67, Interior depth 42, Scale 100, Finance 59 — each out of 100, then weighted.

Most of what it earns comes from daylight efficiency, and what holds it back most is interior depth, at 42 out of 100: deepest interior point 63 ft from a facade, scored from 80 ft down to 40 ft.

Built in 1955

San Francisco records this building as going up in 1955, which puts it in the post-war stock.

As a rule, the period when plates got deep and facades became curtain wall: sealed glazing, lower floor-to-floor heights, and mechanical systems designed around a sealed box. Conversions here usually turn on whether the windows can be made to open and whether ceilings survive new plumbing. 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 74% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 519,957 sq ft of converted floor, or $210.6M in total — about $516K for each of the 408 homes.

That cost is charged across every converted square foot, including the 136,569 sq ft of windowless core, which has to be gutted, seismically braced and sprinklered like the rest of the building and then earns nothing. Against it the model sets a completed value of $366K a home, which for 408 homes is $149.3M.

What would have to be true

A $61.3M gap before any grant, $51.3M after the modeled one. The smallest single change that would close it: average unit size 26% down.

The shortfall before any grant is $61.3M. Closing it from the value side means each of the 408 homes finishing at $516K rather than the $366K the model assumes — 41% more. Closing it from the cost side means getting all-in cost down from $405 to $287 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $492K a home. That is still above the $366K assumed, leaving $51.3M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 100 Montgomery St, one alone would close the gap at:

All four are sliders in the survey, where 100 Montgomery St re-scores against your own numbers.

How it compares in Downtown San Francisco

100 Montgomery St ranks 163rd of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 18% of them, and shallower than 22% of them at its deepest interior point. On size it is the 31st largest by estimated homes. The full survey of all 205 buildings ranks and maps every one of them, and the list by address links each to its own page.

Within Financial District/South Beach and the C-3-O zone

133rd of 165 in Financial District/South Beach, 82nd of 88 zoned C-3-O — the comparison that shares its rules, rents and streets.

San Francisco places 165 of the screened buildings in Financial District/South Beach. 100 Montgomery St ranks 133rd of them against a median score of 88. 121 score 70 or more, their median deepest interior point is 47 ft from a facade against this building’s 63 ft, and together they would hold an estimated 40,456 homes. The group’s top scorer is 870 Market St, at 100.

88 of the screened buildings are zoned C-3-O. 100 Montgomery St ranks 82nd of them against a median score of 89. 76 score 70 or more, their median deepest interior point is 44 ft from a facade against this building’s 63 ft, and together they would hold an estimated 21,444 homes. The group’s top scorer is 266 Bush St, at 100.

Its nearest match in size: 199 Fremont St

The screened building closest to 100 Montgomery St in converted floor area is 199 Fremont St: 521,057 sq ft over 25 stories, against 519,957 sq ft over 25 here.

The two land within a few points of each other — 65 here, 67 there — so at this size the screen reads them as much the same prospect. On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 2,000 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 100 Montgomery St $10.0M, 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 100 Montgomery St

The 4 closest the screen also covers, from 160 ft away. They are the colored outlines on the plan at the top of this page.

• 295 Bush St
  25 stories · 85% daylit · 284 estimated homes · scores 83/100 (Strong candidate)
  about 160 ft away
• 1 Sansome St
  41 stories · 81% daylit · 528 estimated homes · scores 76/100 (Strong candidate)
  about 170 ft away
• 101 Montgomery St
  28 stories · 100% daylit · 290 estimated homes · scores 100/100 (Strong candidate)
  about 180 ft away
• 44 Montgomery St
  43 stories · 88% daylit · 787 estimated homes · scores 89/100 (Strong candidate)
  about 200 ft away