417 Montgomery St

Where 417 Montgomery 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

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

The typical floor has 404 ft of exterior wall, and across 9 residential floors the building carries 3,633 ft of it in total, divided among the 80 homes this screen estimates.

Its plate is moderately compact at 0.65: 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 8.9 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 417 Montgomery St scores 93 out of 100

Daylight efficiency 100, Interior depth 100, Scale 53, 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 53 out of 100: 80 estimated homes, scored from 0 up to 150.

Built in 1936

San Francisco records this building as going up in 1936, 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 75,765 sq ft of converted floor, or $30.7M in total — about $384K for each of the 80 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 80 homes is $29.3M.

What would have to be true

A $1.4M gap before any grant, which the modeled $4.8M closes. What would reopen it soonest: circulation efficiency 10% down.

The shortfall before any grant is $1.4M. Closing it from the value side means each of the 80 homes finishing at $384K rather than the $366K the model assumes — 5% more. Closing it from the cost side means getting all-in cost down from $405 to $386 per square foot.

A modeled RESIDE grant of $4.8M moves that threshold to $324K 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 417 Montgomery St:

All four are sliders in the survey, where 417 Montgomery St re-scores against your own numbers.

How it compares in Downtown San Francisco

417 Montgomery St ranks 45th 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 72% of them at its deepest interior point. On size it is the 137th 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

42nd of 165 in Financial District/South Beach, 28th 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. 417 Montgomery St ranks 42nd 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 35 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. 417 Montgomery St ranks 28th 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 35 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: 2 Battery St

The screened building closest to 417 Montgomery St in converted floor area is 2 Battery St: 75,345 sq ft over 11 stories, against 75,765 sq ft over 10 here.

The two land within a few points of each other — 93 here, 92 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 1,300 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 417 Montgomery St $4.8M, 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 417 Montgomery St

The 4 closest the screen also covers, from 160 ft away. They are the colored outlines on the plan at the top of this page.

• 530 California St
  13 stories · 75% daylit · 202 estimated homes · scores 67/100 (Worth a feasibility study)
  about 160 ft away
• 456 Montgomery St
  26 stories · 93% daylit · 259 estimated homes · scores 96/100 (Strong candidate)
  about 180 ft away
• 400 Montgomery St
  11 stories · 100% daylit · 109 estimated homes · scores 96/100 (Strong candidate)
  about 200 ft away
• 603 Commercial St
  24 stories · 81% daylit · 303 estimated homes · scores 77/100 (Strong candidate)
  about 210 ft away