25 Kearny St

Where 25 Kearny 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

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

The typical floor has 352 ft of exterior wall, and across 5 residential floors the building carries 1,758 ft of it in total, divided among the 38 homes this screen estimates.

Its plate is compact at 0.73: 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 7.6 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 25 Kearny St scores 89 out of 100

Daylight efficiency 100, Interior depth 100, Scale 25, Finance 100 — each out of 100, then weighted.

Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 25 out of 100: 38 estimated homes, scored from 0 up to 150.

Built in 1909

San Francisco records this building as going up in 1909, which puts it in the pre-1920 stock.

As a rule, the era that converts most readily: load-bearing masonry, small floor plates laid out before deep-plan offices were possible, operable windows and generous floor-to-floor heights. The usual obstacles are not daylight but hazardous materials, lifts and bringing structure up to current code. 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 35,710 sq ft of converted floor, or $14.5M in total — about $381K for each of the 38 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 38 homes is $13.9M.

What would have to be true

A $554K gap before any grant, which the modeled $2.3M closes. What would reopen it soonest: circulation efficiency 11% down.

The shortfall before any grant is $554K. Closing it from the value side means each of the 38 homes finishing at $381K rather than the $366K the model assumes — 4% more. Closing it from the cost side means getting all-in cost down from $405 to $389 per square foot.

A modeled RESIDE grant of $2.3M moves that threshold to $321K 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 25 Kearny St:

All four are sliders in the survey, where 25 Kearny St re-scores against your own numbers.

How it compares in Downtown San Francisco

25 Kearny St ranks 88th 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 76% of them at its deepest interior point. On size it is the 192nd 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

73rd of 165 in Financial District/South Beach, 48th 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. 25 Kearny St ranks 73rd 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 32 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. 25 Kearny St ranks 48th of them against a median score of 89. 76 score 70 or more, their median deepest interior point is 44 ft from a facade against this building’s 32 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: 425 Bush St

The screened building closest to 25 Kearny St in converted floor area is 425 Bush St: 34,833 sq ft over 6 stories, against 35,710 sq ft over 6 here.

The two land within a few points of each other — 89 here, 89 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 800 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 25 Kearny St $2.3M, 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 25 Kearny St

The 4 closest the screen also covers, from 90 ft away. They are the colored outlines on the plan at the top of this page.

• 28 Geary St
  7 stories · 100% daylit · 46 estimated homes · scores 90/100 (Strong candidate)
  about 90 ft away
• 88 Kearny St
  21 stories · 100% daylit · 236 estimated homes · scores 100/100 (Strong candidate)
  about 210 ft away
• 50 Maiden Ln
  5 stories · 100% daylit · 32 estimated homes · scores 88/100 (Strong candidate)
  about 220 ft away
• 648 Market St
  5 stories · 89% daylit · 44 estimated homes · scores 82/100 (Strong candidate)
  about 270 ft away