60 Spear St
60 Spear St is a 12-story building in Downtown San Francisco with 84% of its floor area within daylight reach of a facade. This screen estimates 140 homes and scores it 83 out of 100 for office-to-residential conversion suitability.
CA-11 · Screened 2026-10-12 · Strong candidate
Also addressed as 88 Spear St: San Francisco’s address records place both on this one footprint.
Where 60 Spear St is
Its block in Downtown San Francisco, drawn from San Francisco's own building outlines and street centerlines.
- Already housing
- Not screened
- 60 Spear St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Every floor carries 2,242 sq ft of windowless core — area that must be gutted, seismically braced and sprinklered but can never be rented as an apartment. Across 11 residential floors that is 24,660 sq ft of cost carrying no revenue.
Modeled conversion metrics for 60 Spear St, 2026-10-12.
| Suitability scoreStrong candidate | 83 / 100 |
|---|---|
| Storiesfrom 180 ft LiDAR (2010) height ÷ 12 ft floor-to-floor | 12 |
| Floor plateper floor, from the city footprint | 14,223 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 84% |
| Deepest interior pointviability threshold is 80 ft | 54 ft |
| Windowless coreper floor — renovated but never rentable | 2,242 sq ft |
| Estimated homesat 750 sq ft average | 140 |
| Conversion cost$405/sq ft all-in on 156,452 sq ft | $63.4M |
| Gap before grantshortfall against completed value | $12.1M |
| Modeled RESIDE grantbelow the statutory cap | $8.4M |
| BuiltSan Francisco's own record of the construction year | 1967 |
| ZoningFinancial District/South Beach | C-3-O(SD) |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
39 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 498 ft of exterior wall, and across 11 residential floors the building carries 5,473 ft of it in total, divided among the 140 homes this screen estimates.
Its plate is compact at 0.72: 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 12.7 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 60 Spear St scores 83 out of 100
Daylight efficiency 88, Interior depth 64, Scale 93, Finance 90 — each out of 100, then weighted.
Score components for 60 Spear St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency84% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 88 | 45% | 39.8 |
| Interior depthdeepest interior point 54 ft from a facade, scored from 80 ft down to 40 ft | 64 | 25% | 16.0 |
| Scale140 estimated homes, scored from 0 up to 150 | 93 | 15% | 14.0 |
| Financeremaining gap is 6% of conversion cost, scored from 60% down to 0% | 90 | 15% | 13.5 |
Most of what it earns comes from daylight efficiency, and what holds it back most is interior depth, at 64 out of 100: deepest interior point 54 ft from a facade, scored from 80 ft down to 40 ft.
Built in 1967
San Francisco records this building as going up in 1967, which puts it in the post-war stock.
As a rule, the period when plates got deep and facades became curtain wall: sealed glazing, lower floor-to-floor heights, and mechanical systems designed around a sealed box. Conversions here usually turn on whether the windows can be made to open and whether ceilings survive new plumbing. 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 84% daylight figure above deserves.
What the conversion would cost
$405 per square foot all-in across 156,452 sq ft of converted floor, or $63.4M in total — about $453K for each of the 140 homes.
All-in cost per square foot for 60 Spear St: base cost plus the code work a change of use triggers.
| Base conversion cost | $260/sq ft |
|---|---|
| Seismic retrofit (change of use) | $45/sq ft |
| Plumbing risers to every unit | $40/sq ft |
| Operable windows and glazing | $30/sq ft |
| Additional egress stair | $18/sq ft |
| Fire sprinklers (NFPA 13R) | $12/sq ft |
| All-in | $405/sq ft |
That cost is charged across every converted square foot, including the 24,660 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 140 homes is $51.2M.
What would have to be true
A $12.1M gap before any grant, $3.7M after the modeled one. The smallest single change that would close it: average unit size 6% down.
The shortfall before any grant is $12.1M. Closing it from the value side means each of the 140 homes finishing at $453K rather than the $366K the model assumes — 24% more. Closing it from the cost side means getting all-in cost down from $405 to $328 per square foot.
A modeled RESIDE grant of $8.4M moves that threshold to $393K a home. That is still above the $366K assumed, leaving $3.7M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 60 Spear St, one alone would close the gap at:
Single-assumption flip points for 60 Spear St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 6% downto 708 sq ft |
|---|---|
| Circulation efficiency | 6% upto 85% |
| Completed value per home | 7% upto $393K |
| Conversion cost per square foot | 9% downto $236/sq ft |
All four are sliders in the survey, where 60 Spear St re-scores against your own numbers.
How it compares in Downtown San Francisco
60 Spear St ranks 113th of the 205 buildings screened here, against a median score of 87.
Its floor plate is better lit than 43% of them, and shallower than 40% of them at its deepest interior point. On size it is the 109th 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
94th of 165 in Financial District/South Beach, 26th 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. 60 Spear St ranks 94th 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 54 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). 60 Spear St ranks 26th 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 54 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: 1 3rd St
The screened building closest to 60 Spear St in converted floor area is 1 3rd St: 151,746 sq ft over 13 stories, against 156,452 sq ft over 12 here.
60 Spear St scores 83 to its 100, and with the size held roughly equal most of that shortfall comes from interior depth: 64 out of 100 here, 100 there (deepest interior point 30 ft from a facade, scored from 80 ft down to 40 ft). On the money they part ways: 1 3rd St pencils only with the modeled RESIDE grant, while 60 Spear St falls short even with the modeled grant. The two stand about 3,100 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 60 Spear St $8.4M, 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 60 Spear St
The 4 closest the screen also covers, from 210 ft away. They are the colored outlines on the plan at the top of this page.
- 101 Mission St21 stories · 93% daylit · 220 estimated homes · scores 99/100 (Strong candidate)about 210 ft away
- 101 Market St12 stories · 66% daylit · 273 estimated homes · scores 57/100 (Worth a feasibility study)about 390 ft away
- 150 Spear St18 stories · 83% daylit · 234 estimated homes · scores 79/100 (Strong candidate)about 400 ft away
- 1 Market St11 stories · 84% daylit · 373 estimated homes · scores 83/100 (Strong candidate)about 490 ft away
A screen, not a feasibility study, from outlines and heights rather than plans: the method and how to correct a figure. If you know this building’s interior, you know what this model cannot see.