1660 Mission St

Where 1660 Mission 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

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

The typical floor has 541 ft of exterior wall, and across 5 residential floors the building carries 2,703 ft of it in total, divided among the 67 homes this screen estimates.

Its plate is moderately compact at 0.62: 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 13.4 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 1660 Mission St scores 83 out of 100

Daylight efficiency 95, Interior depth 77, Scale 45, Finance 97 — each out of 100, then weighted.

Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 45 out of 100: 67 estimated homes, scored from 0 up to 150.

Built in 1990

San Francisco records this building as going up in 1990, 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 88% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 71,960 sq ft of converted floor, or $29.1M in total — about $435K for each of the 67 homes.

That cost is charged across every converted square foot, including the 8,826 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 67 homes is $24.5M.

What would have to be true

A $4.6M gap before any grant, $602K after the modeled one. The smallest single change that would close it: average unit size 2% down.

The shortfall before any grant is $4.6M. Closing it from the value side means each of the 67 homes finishing at $435K rather than the $366K the model assumes — 19% more. Closing it from the cost side means getting all-in cost down from $405 to $341 per square foot.

A modeled RESIDE grant of $4.0M moves that threshold to $375K a home. That is still above the $366K assumed, leaving $602K uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 1660 Mission St, one alone would close the gap at:

All four are sliders in the survey, where 1660 Mission St re-scores against your own numbers.

How it compares in Downtown San Francisco

1660 Mission St ranks 112th of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 48% of them, and shallower than 50% of them at its deepest interior point. On size it is the 154th 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 Mission and the C-3-G zone

1st of 4 in Mission, 9th of 22 zoned C-3-G — the comparison that shares its rules, rents and streets.

San Francisco places 4 of the screened buildings in Mission. 1660 Mission St ranks 1st of them against a median score of 58, the top score in the group. 2 score 70 or more, their median deepest interior point is 69 ft from a facade against this building’s 49 ft, and together they would hold an estimated 455 homes.

22 of the screened buildings are zoned C-3-G. 1660 Mission St ranks 9th 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 49 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: 150 Minna St

The screened building closest to 1660 Mission St in converted floor area is 150 Minna St: 71,639 sq ft over 6 stories, against 71,960 sq ft over 6 here.

1660 Mission St scores 83 to its 86, and with the size held roughly equal most of that shortfall comes from interior depth: 77 out of 100 here, 88 there (deepest interior point 45 ft from a facade, scored from 80 ft down to 40 ft). On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 7,900 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 1660 Mission St $4.0M, 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 1660 Mission St

The 4 closest the screen also covers, from 190 ft away. They are the colored outlines on the plan at the top of this page.

• 1640 Mission St
  5 stories · 59% daylit · 110 estimated homes · scores 34/100 (Marginal)
  about 190 ft away
• 1563 Mission St
  5 stories · 90% daylit · 40 estimated homes · scores 82/100 (Strong candidate)
  about 830 ft away
• 1525 Market St
  8 stories · 49% daylit · 238 estimated homes · scores 27/100 (Unlikely)
  about 1,360 ft away
• 25 Hickory St
  8 stories · 75% daylit · 115 estimated homes · scores 65/100 (Worth a feasibility study)
  about 1,580 ft away