101 2nd St

Where 101 2nd 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

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

The typical floor has 782 ft of exterior wall, and across 25 residential floors the building carries 19,550 ft of it in total, divided among the 548 homes this screen estimates.

Its plate is moderately compact at 0.55: 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 21.9 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 101 2nd St scores 67 out of 100

Daylight efficiency 74, Interior depth 37, Scale 100, Finance 63 — 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 37 out of 100: deepest interior point 65 ft from a facade, scored from 80 ft down to 40 ft.

Built in 2000

San Francisco records this building as going up in 2000, which puts it in the modern stock.

As a rule, newer systems and better structure, but usually built deep and sealed for office use, and rarely cheap enough to buy at a price that lets a conversion pencil. 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 77% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 667,964 sq ft of converted floor, or $270.5M in total — about $494K for each of the 548 homes.

That cost is charged across every converted square foot, including the 153,604 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 548 homes is $200.6M.

What would have to be true

A $70.0M gap before any grant, $60.0M after the modeled one. The smallest single change that would close it: average unit size 23% down.

The shortfall before any grant is $70.0M. Closing it from the value side means each of the 548 homes finishing at $494K rather than the $366K the model assumes — 35% more. Closing it from the cost side means getting all-in cost down from $405 to $300 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $475K a home. That is still above the $366K assumed, leaving $60.0M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 101 2nd St, one alone would close the gap at:

All four are sliders in the survey, where 101 2nd St re-scores against your own numbers.

How it compares in Downtown San Francisco

101 2nd St ranks 160th of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 27% of them, and shallower than 17% of them at its deepest interior point. On size it is the 13th 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(SD) zone

131st of 165 in Financial District/South Beach, 43rd of 66 zoned C-3-O(SD) — the comparison that shares its rules, rents and streets.

San Francisco places 165 of the screened buildings in Financial District/South Beach. 101 2nd St ranks 131st 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 65 ft, and together they would hold an estimated 40,456 homes. The group’s top scorer is 870 Market St, at 100.

66 of the screened buildings are zoned C-3-O(SD). 101 2nd St ranks 43rd of them against a median score of 72. 37 score 70 or more, their median deepest interior point is 59 ft from a facade against this building’s 65 ft, and together they would hold an estimated 18,546 homes. The group’s top scorer is 140 New Montgomery St, at 100.

Its nearest match in size: 50 Beale St

The screened building closest to 101 2nd St in converted floor area is 50 Beale St: 675,278 sq ft over 24 stories, against 667,964 sq ft over 26 here.

101 2nd St scores 67 to its 59, and with the size held roughly equal most of that lead comes from daylight efficiency: 74 out of 100 here, 58 there (69% 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 1,400 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 101 2nd 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 101 2nd St

The 4 closest the screen also covers, from 230 ft away. They are the colored outlines on the plan at the top of this page.

• 118 2nd St
  6 stories · 97% daylit · 40 estimated homes · scores 89/100 (Strong candidate)
  about 230 ft away
• 555 Mission St
  33 stories · 73% daylit · 549 estimated homes · scores 60/100 (Worth a feasibility study)
  about 230 ft away
• 71 2nd St
  8 stories · 77% daylit · 111 estimated homes · scores 69/100 (Worth a feasibility study)
  about 240 ft away
• 560 Mission St
  31 stories · 77% daylit · 504 estimated homes · scores 73/100 (Strong candidate)
  about 280 ft away