201 3rd St

Where 201 3rd 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

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

The typical floor has 675 ft of exterior wall, and across 11 residential floors the building carries 7,420 ft of it in total, divided among the 221 homes this screen estimates.

Its plate is compact at 0.78: 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 20.1 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 201 3rd St scores 52 out of 100

Daylight efficiency 54, Interior depth 20, Scale 100, Finance 54 — 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 20 out of 100: deepest interior point 72 ft from a facade, scored from 80 ft down to 40 ft.

Built in 1983

San Francisco records this building as going up in 1983, 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 67% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 310,038 sq ft of converted floor, or $125.6M in total — about $568K for each of the 221 homes.

That cost is charged across every converted square foot, including the 102,514 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 221 homes is $80.9M.

What would have to be true

A $44.7M gap before any grant, $34.7M after the modeled one. The smallest single change that would close it: average unit size 30% down.

The shortfall before any grant is $44.7M. Closing it from the value side means each of the 221 homes finishing at $568K rather than the $366K the model assumes — 55% more. Closing it from the cost side means getting all-in cost down from $405 to $261 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $523K a home. That is still above the $366K assumed, leaving $34.7M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 201 3rd St, one alone would close the gap at:

All four are sliders in the survey, where 201 3rd St re-scores against your own numbers.

How it compares in Downtown San Francisco

201 3rd St ranks 188th of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 8% of them, and shallower than 10% of them at its deepest interior point. On size it is the 80th 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-S zone

155th of 165 in Financial District/South Beach, 3rd of 4 zoned C-3-S — the comparison that shares its rules, rents and streets.

San Francisco places 165 of the screened buildings in Financial District/South Beach. 201 3rd St ranks 155th 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 72 ft, and together they would hold an estimated 40,456 homes. The group’s top scorer is 870 Market St, at 100.

4 of the screened buildings are zoned C-3-S. 201 3rd St ranks 3rd of them against a median score of 72. 2 score 70 or more, their median deepest interior point is 53 ft from a facade against this building’s 72 ft, and together they would hold an estimated 651 homes. The group’s top scorer is 431 Natoma St, at 100.

Its nearest match in size: 870 Market St

The screened building closest to 201 3rd St in converted floor area is 870 Market St: 304,071 sq ft over 12 stories, against 310,038 sq ft over 12 here.

201 3rd St scores 52 to its 100, and with the size held roughly equal most of that shortfall comes from daylight efficiency: 54 out of 100 here, 100 there (100% of the floor area within 35 ft of a facade, scored from 40% up to 90%). On the money they part ways: 870 Market St pencils only with the modeled RESIDE grant, while 201 3rd St falls short even with the modeled grant. The two stand about 2,200 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 201 3rd 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 201 3rd St

The 4 closest the screen also covers, from 410 ft away. They are the colored outlines on the plan at the top of this page.

• 680 Folsom St
  14 stories · 69% daylit · 292 estimated homes · scores 60/100 (Worth a feasibility study)
  about 410 ft away
• 170 New Montgomery St
  8 stories · 74% daylit · 119 estimated homes · scores 62/100 (Worth a feasibility study)
  about 440 ft away
• 55 Hawthorne St
  11 stories · 89% daylit · 163 estimated homes · scores 94/100 (Strong candidate)
  about 460 ft away
• 75 Hawthorne St
  20 stories · 72% daylit · 330 estimated homes · scores 61/100 (Worth a feasibility study)
  about 540 ft away