100 Pine St

Where 100 Pine 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

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

The typical floor has 481 ft of exterior wall, and across 32 residential floors the building carries 15,403 ft of it in total, divided among the 396 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 12.4 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 100 Pine St scores 81 out of 100

Daylight efficiency 86, Interior depth 64, Scale 100, Finance 76 — 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 64 out of 100: deepest interior point 54 ft from a facade, scored from 80 ft down to 40 ft.

Built in 1971

San Francisco records this building as going up in 1971, 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 83% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 448,114 sq ft of converted floor, or $181.5M in total — about $458K for each of the 396 homes.

That cost is charged across every converted square foot, including the 76,729 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 396 homes is $144.9M.

What would have to be true

A $36.6M gap before any grant, $26.6M after the modeled one. The smallest single change that would close it: average unit size 16% down.

The shortfall before any grant is $36.6M. Closing it from the value side means each of the 396 homes finishing at $458K rather than the $366K the model assumes — 25% more. Closing it from the cost side means getting all-in cost down from $405 to $323 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $433K a home. That is still above the $366K assumed, leaving $26.6M uncovered, which is why the grant does not unlock this one.

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

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

How it compares in Downtown San Francisco

100 Pine St ranks 124th of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 38% of them, and shallower than 41% of them at its deepest interior point. On size it is the 35th 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

103rd of 165 in Financial District/South Beach, 65th 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 Pine St ranks 103rd 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 54 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 Pine St ranks 65th 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 54 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: 600 Market St

The screened building closest to 100 Pine St in converted floor area is 600 Market St: 462,327 sq ft over 38 stories, against 448,114 sq ft over 33 here.

100 Pine St scores 81 to its 85, and with the size held roughly equal most of that shortfall comes from daylight efficiency: 86 out of 100 here, 92 there (86% 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 falls short even with the modeled grant. The two stand about 1,800 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 100 Pine 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 Pine St

The 4 closest the screen also covers, from 140 ft away. They are the colored outlines on the plan at the top of this page.

• 100 Battery St
  7 stories · 90% daylit · 73 estimated homes · scores 90/100 (Strong candidate)
  about 140 ft away
• 201 California St
  17 stories · 83% daylit · 211 estimated homes · scores 83/100 (Strong candidate)
  about 150 ft away
• 31 Front St
  19 stories · 89% daylit · 212 estimated homes · scores 95/100 (Strong candidate)
  about 170 ft away
• 140 Battery St
  14 stories · 85% daylit · 155 estimated homes · scores 83/100 (Strong candidate)
  about 220 ft away