220 Bush St

Where 220 Bush 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

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

The typical floor has 383 ft of exterior wall, and across 21 residential floors the building carries 8,035 ft of it in total, divided among the 161 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 7.7 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 220 Bush St scores 100 out of 100

Daylight efficiency 100, Interior depth 100, Scale 100, Finance 100 — each out of 100, then weighted.

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 1930

San Francisco records this building as going up in 1930, 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 100% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 151,820 sq ft of converted floor, or $61.5M in total — about $382K for each of the 161 homes.

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 161 homes is $58.9M.

What would have to be true

A $2.6M gap before any grant, which the modeled $9.7M closes. What would reopen it soonest: circulation efficiency 10% down.

The shortfall before any grant is $2.6M. Closing it from the value side means each of the 161 homes finishing at $382K rather than the $366K the model assumes — 4% more. Closing it from the cost side means getting all-in cost down from $405 to $388 per square foot.

A modeled RESIDE grant of $9.7M moves that threshold to $322K 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 220 Bush St:

All four are sliders in the survey, where 220 Bush St re-scores against your own numbers.

How it compares in Downtown San Francisco

220 Bush 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 91% of them at its deepest interior point. On size it is the 99th 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. 220 Bush 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 27 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. 220 Bush 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 27 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: 350 Bush St

The screened building closest to 220 Bush St in converted floor area is 350 Bush St: 151,411 sq ft over 19 stories, against 151,820 sq ft over 22 here.

The two land within a few points of each other — 100 here, 100 there — so at this size the screen reads them as much the same prospect. On the money they sit in the same place: each pencils only with the modeled RESIDE grant. The two stand about 600 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 220 Bush St $9.7M, 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 220 Bush St

The 4 closest the screen also covers, from 60 ft away. They are the colored outlines on the plan at the top of this page.

• 234 Bush St
  10 stories · 100% daylit · 70 estimated homes · scores 92/100 (Strong candidate)
  about 60 ft away
• 200 Bush St
  15 stories · 98% daylit · 150 estimated homes · scores 100/100 (Strong candidate)
  about 80 ft away
• 155 Sansome St
  12 stories · 100% daylit · 74 estimated homes · scores 92/100 (Strong candidate)
  about 100 ft away
• 225 Bush St
  22 stories · 98% daylit · 661 estimated homes · scores 99/100 (Strong candidate)
  about 200 ft away