150 Hayes St

Where 150 Hayes 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 573 ft of exterior wall, and across 5 residential floors the building carries 2,863 ft of it in total, divided among the 80 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 16.0 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 150 Hayes St scores 64 out of 100

Daylight efficiency 72, Interior depth 51, Scale 53, Finance 74 — 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 51 out of 100: deepest interior point 60 ft from a facade, scored from 80 ft down to 40 ft.

Built in 1968

San Francisco records this building as going up in 1968, 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 76% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 99,561 sq ft of converted floor, or $40.3M in total — about $504K for each of the 80 homes.

That cost is charged across every converted square foot, including the 23,923 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 80 homes is $29.3M.

What would have to be true

A $11.0M gap before any grant, $6.2M after the modeled one. The smallest single change that would close it: average unit size 15% down.

The shortfall before any grant is $11.0M. Closing it from the value side means each of the 80 homes finishing at $504K rather than the $366K the model assumes — 38% more. Closing it from the cost side means getting all-in cost down from $405 to $294 per square foot.

A modeled RESIDE grant of $4.8M moves that threshold to $444K a home. That is still above the $366K assumed, leaving $6.2M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 150 Hayes St, one alone would close the gap at:

All four are sliders in the survey, where 150 Hayes St re-scores against your own numbers.

How it compares in Downtown San Francisco

150 Hayes St ranks 164th of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 22% of them, and shallower than 30% of them at its deepest interior point. On size it is the 137th 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 Tenderloin and the C-3-G zone

5th of 7 in Tenderloin, 15th of 22 zoned C-3-G — the comparison that shares its rules, rents and streets.

San Francisco places 7 of the screened buildings in Tenderloin. 150 Hayes St ranks 5th of them against a median score of 89. 4 score 70 or more, their median deepest interior point is 34 ft from a facade against this building’s 60 ft, and together they would hold an estimated 499 homes. The group’s top scorer is 40 Leavenworth St, at 92.

22 of the screened buildings are zoned C-3-G. 150 Hayes St ranks 15th of them against a median score of 76. 13 score 70 or more, their median deepest interior point is 51 ft from a facade against this building’s 60 ft, and together they would hold an estimated 2,588 homes. The group’s top scorer is 40 Leavenworth St, at 92.

Its nearest match in size: 255 Battery St

The screened building closest to 150 Hayes St in converted floor area is 255 Battery St: 100,774 sq ft over 8 stories, against 99,561 sq ft over 6 here.

150 Hayes St scores 64 to its 73, and with the size held roughly equal most of that shortfall comes from daylight efficiency: 72 out of 100 here, 85 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 falls short even with the modeled grant. The two stand about 7,800 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 150 Hayes St $4.8M, 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 150 Hayes St

The 4 closest the screen also covers, from 780 ft away. They are the colored outlines on the plan at the top of this page.

• 32 9th St
  11 stories · 66% daylit · 547 estimated homes · scores 45/100 (Marginal)
  about 780 ft away
• 25 Hickory St
  8 stories · 75% daylit · 115 estimated homes · scores 65/100 (Worth a feasibility study)
  about 790 ft away
• 875 Stevenson St
  10 stories · 67% daylit · 228 estimated homes · scores 58/100 (Worth a feasibility study)
  about 900 ft away
• 1275 Market St
  17 stories · 69% daylit · 375 estimated homes · scores 52/100 (Worth a feasibility study)
  about 930 ft away