101 Montgomery St
101 Montgomery St is a 28-story building in Downtown San Francisco with 100% of its floor area within daylight reach of a facade. This screen estimates 290 homes and scores it 100 out of 100 for office-to-residential conversion suitability.
CA-11 · Screened 2026-10-12 · Strong candidate
Also addressed as 145 Montgomery St: San Francisco’s address records place both on this one footprint.
Where 101 Montgomery St is
Its block in Downtown San Francisco, drawn from San Francisco's own building outlines and street centerlines.
- Already housing
- Not screened
- 101 Montgomery St
This building does not pencil on its own, but a modeled RESIDE Act grant would close the gap if the building qualified for one.
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 101 Montgomery St, 2026-10-12.
| Suitability scoreStrong candidate | 100 / 100 |
|---|---|
| Storiesfrom 397 ft LiDAR (2010) height ÷ 12 ft floor-to-floor | 28 |
| Floor plateper floor, from the city footprint | 10,074 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 100% |
| Deepest interior pointviability threshold is 80 ft | 30 ft |
| Windowless coreper floor — renovated but never rentable | 0 sq ft |
| Estimated homesat 750 sq ft average | 290 |
| Conversion cost$405/sq ft all-in on 271,985 sq ft | $110.2M |
| Gap before grantshortfall against completed value | $4.0M |
| Modeled RESIDE grantat the statutory per-award cap | $10.0M |
| BuiltSan Francisco's own record of the construction year | 1984 |
| ZoningFinancial District/South Beach | C-3-O |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
43 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 465 ft of exterior wall, and across 27 residential floors the building carries 12,565 ft of it in total, divided among the 290 homes this screen estimates.
Its plate is moderately compact at 0.58: 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 10.7 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 101 Montgomery St scores 100 out of 100
Daylight efficiency 100, Interior depth 100, Scale 100, Finance 100 — each out of 100, then weighted.
Score components for 101 Montgomery 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 30 ft from a facade, scored from 80 ft down to 40 ft | 100 | 25% | 25.0 |
| Scale290 estimated homes, scored from 0 up to 150 | 100 | 15% | 15.0 |
| Financecompleted value covers conversion cost with 5% to spare, which tops out the component | 100 | 15% | 15.0 |
Every component scores at or near full marks, so nothing in the geometry or the pro-forma is holding this one back — daylight efficiency carries the most weight of the four.
Built in 1984
San Francisco records this building as going up in 1984, 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 100% daylight figure above deserves.
What the conversion would cost
$405 per square foot all-in across 271,985 sq ft of converted floor, or $110.2M in total — about $380K for each of the 290 homes.
All-in cost per square foot for 101 Montgomery St: base cost plus the code work a change of use triggers.
| Base conversion cost | $260/sq ft |
|---|---|
| Seismic retrofit (change of use) | $45/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 | $405/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 $366K a home, which for 290 homes is $106.1M.
What would have to be true
A $4.0M gap before any grant, which the modeled $10.0M closes. What would reopen it soonest: circulation efficiency 6% down.
The shortfall before any grant is $4.0M. Closing it from the value side means each of the 290 homes finishing at $380K rather than the $366K the model assumes — 4% more. Closing it from the cost side means getting all-in cost down from $405 to $390 per square foot.
A modeled RESIDE grant of $10.0M moves that threshold to $345K a home. That is below the assumed value, which is why this building counts as unlocked by the grant — subject to it qualifying under the law's vacant-and-abandoned test, which this data cannot show.
Each of these, moved on its own, would be enough to undo that for 101 Montgomery St:
Single-assumption flip points for 101 Montgomery St, each holding the other three at their defaults.
| Circulation efficiencythe binding constraint — the least this building would need | 6% downto 76% |
|---|---|
| Completed value per home | 6% downto $345K |
| Average unit size | 6% upto 794 sq ft |
| Conversion cost per square foot | 8% upto $282/sq ft |
All four are sliders in the survey, where 101 Montgomery St re-scores against your own numbers.
How it compares in Downtown San Francisco
101 Montgomery St ranks 1st of the 205 buildings screened here, against a median score of 87.
Its floor plate is better lit than 100% of them, and shallower than 83% of them at its deepest interior point. On size it is the 57th 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
1st of 165 in Financial District/South Beach, 1st 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. 101 Montgomery St ranks 1st of them against a median score of 88, the top score in the group. 121 score 70 or more, their median deepest interior point is 47 ft from a facade against this building’s 30 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. 101 Montgomery St ranks 1st of them against a median score of 89, the top score in the group. 76 score 70 or more, their median deepest interior point is 44 ft from a facade against this building’s 30 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: 456 Montgomery St
The screened building closest to 101 Montgomery St in converted floor area is 456 Montgomery St: 262,632 sq ft over 26 stories, against 271,985 sq ft over 28 here.
101 Montgomery St scores 100 to its 96, and with the size held roughly equal most of that lead comes from interior depth: 100 out of 100 here, 84 there (deepest interior point 46 ft from a facade, scored from 80 ft down to 40 ft). On the money they part ways: 456 Montgomery St falls short even with the modeled grant, while 101 Montgomery St pencils only with the modeled RESIDE grant. The two stand about 1,100 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 101 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 101 Montgomery St
The 4 closest the screen also covers, from 180 ft away. They are the colored outlines on the plan at the top of this page.
- 295 Bush St25 stories · 85% daylit · 284 estimated homes · scores 83/100 (Strong candidate)about 180 ft away
- 100 Montgomery St25 stories · 74% daylit · 408 estimated homes · scores 65/100 (Worth a feasibility study)about 180 ft away
- 41 Montgomery St24 stories · 100% daylit · 354 estimated homes · scores 100/100 (Strong candidate)about 240 ft away
- 44 Montgomery St43 stories · 88% daylit · 787 estimated homes · scores 89/100 (Strong candidate)about 300 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.