2 Hyde St

Where 2 Hyde 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

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

The typical floor has 761 ft of exterior wall, and across 3 residential floors the building carries 2,284 ft of it in total, divided among the 71 homes this screen estimates.

Its plate is moderately compact at 0.68: 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 23.7 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 2 Hyde St scores 50 out of 100

Daylight efficiency 63, Interior depth 17, Scale 47, Finance 66 — 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 17 out of 100: deepest interior point 73 ft from a facade, scored from 80 ft down to 40 ft.

Built in 1925

San Francisco records this building as going up in 1925, which puts it in the interwar stock.

As a rule, steel or concrete frames with punched windows and plates still narrow enough for daylight to reach the middle, often with high ceilings. Among the most convertible stock there is, and the reason so many early conversions were of buildings this age. 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 72% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 93,605 sq ft of converted floor, or $37.9M in total — about $534K for each of the 71 homes.

That cost is charged across every converted square foot, including the 26,537 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 71 homes is $26.0M.

What would have to be true

A $11.9M gap before any grant, $7.7M after the modeled one. The smallest single change that would close it: average unit size 20% down.

The shortfall before any grant is $11.9M. Closing it from the value side means each of the 71 homes finishing at $534K rather than the $366K the model assumes — 46% more. Closing it from the cost side means getting all-in cost down from $405 to $278 per square foot.

A modeled RESIDE grant of $4.3M moves that threshold to $474K a home. That is still above the $366K assumed, leaving $7.7M uncovered, which is why the grant does not unlock this one.

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

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

How it compares in Downtown San Francisco

2 Hyde St ranks 192nd of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 12% of them, and shallower than 8% of them at its deepest interior point. On size it is the 148th 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

7th of 7 in Tenderloin, 19th 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. 2 Hyde St ranks 7th 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 73 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. 2 Hyde St ranks 19th 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 73 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: 47 Geary St

The screened building closest to 2 Hyde St in converted floor area is 47 Geary St: 88,656 sq ft over 5 stories, against 93,605 sq ft over 4 here.

2 Hyde St scores 50 to its 93, and with the size held roughly equal most of that shortfall comes from interior depth: 17 out of 100 here, 98 there (deepest interior point 41 ft from a facade, scored from 80 ft down to 40 ft). On the money they part ways: 47 Geary St pencils only with the modeled RESIDE grant, while 2 Hyde St falls short even with the modeled grant. The two stand about 4,200 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 2 Hyde St $4.3M, 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 2 Hyde St

The 4 closest the screen also covers, from 120 ft away. They are the colored outlines on the plan at the top of this page.

• 1170 Market St
  7 stories · 100% daylit · 40 estimated homes · scores 89/100 (Strong candidate)
  about 120 ft away
• 40 Leavenworth St
  6 stories · 100% daylit · 68 estimated homes · scores 92/100 (Strong candidate)
  about 600 ft away
• 1275 Market St
  17 stories · 69% daylit · 375 estimated homes · scores 52/100 (Worth a feasibility study)
  about 720 ft away
• 1067 Market St
  6 stories · 100% daylit · 42 estimated homes · scores 89/100 (Strong candidate)
  about 1,050 ft away