535 Mission St

Where 535 Mission 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

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

The typical floor has 523 ft of exterior wall, and across 26 residential floors the building carries 13,601 ft of it in total, divided among the 361 homes this screen estimates.

Its plate is moderately compact at 0.70: 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 13.9 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 535 Mission St scores 88 out of 100

Daylight efficiency 91, Interior depth 77, Scale 100, Finance 81 — 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 77 out of 100: deepest interior point 49 ft from a facade, scored from 80 ft down to 40 ft.

Built in 2014

San Francisco records this building as going up in 2014, which puts it in the modern stock.

As a rule, newer systems and better structure, but usually built deep and sealed for office use, and rarely cheap enough to buy at a price that lets a conversion pencil. 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 86% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 395,627 sq ft of converted floor, or $160.2M in total — about $444K for each of the 361 homes.

That cost is charged across every converted square foot, including the 56,672 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 361 homes is $132.1M.

What would have to be true

A $28.1M gap before any grant, $18.1M after the modeled one. The smallest single change that would close it: average unit size 12% down.

The shortfall before any grant is $28.1M. Closing it from the value side means each of the 361 homes finishing at $444K rather than the $366K the model assumes — 21% more. Closing it from the cost side means getting all-in cost down from $405 to $334 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $416K a home. That is still above the $366K assumed, leaving $18.1M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 535 Mission St, one alone would close the gap at:

All four are sliders in the survey, where 535 Mission St re-scores against your own numbers.

How it compares in Downtown San Francisco

535 Mission St ranks 101st of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 45% of them, and shallower than 50% of them at its deepest interior point. On size it is the 42nd 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(SD) zone

84th of 165 in Financial District/South Beach, 21st of 66 zoned C-3-O(SD) — the comparison that shares its rules, rents and streets.

San Francisco places 165 of the screened buildings in Financial District/South Beach. 535 Mission St ranks 84th 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 49 ft, and together they would hold an estimated 40,456 homes. The group’s top scorer is 870 Market St, at 100.

66 of the screened buildings are zoned C-3-O(SD). 535 Mission St ranks 21st of them against a median score of 72. 37 score 70 or more, their median deepest interior point is 59 ft from a facade against this building’s 49 ft, and together they would hold an estimated 18,546 homes. The group’s top scorer is 140 New Montgomery St, at 100.

Its nearest match in size: 140 New Montgomery St

The screened building closest to 535 Mission St in converted floor area is 140 New Montgomery St: 345,131 sq ft over 26 stories, against 395,627 sq ft over 27 here.

535 Mission St scores 88 to its 100, and with the size held roughly equal most of that shortfall comes from interior depth: 77 out of 100 here, 100 there (deepest interior point 28 ft from a facade, scored from 80 ft down to 40 ft). On the money they part ways: 140 New Montgomery St pencils only with the modeled RESIDE grant, while 535 Mission St falls short even with the modeled grant. The two stand about 1,000 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 535 Mission 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 535 Mission St

The 4 closest the screen also covers, from 180 ft away. They are the colored outlines on the plan at the top of this page.

• 555 Mission St
  33 stories · 73% daylit · 549 estimated homes · scores 60/100 (Worth a feasibility study)
  about 180 ft away
• 100 1st St
  27 stories · 73% daylit · 443 estimated homes · scores 60/100 (Worth a feasibility study)
  about 230 ft away
• 25 Jessie St
  17 stories · 99% daylit · 109 estimated homes · scores 96/100 (Strong candidate)
  about 320 ft away
• 560 Mission St
  31 stories · 77% daylit · 504 estimated homes · scores 73/100 (Strong candidate)
  about 380 ft away