875 Stevenson St

Where 875 Stevenson 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

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

The typical floor has 816 ft of exterior wall, and across 9 residential floors the building carries 7,348 ft of it in total, divided among the 228 homes this screen estimates.

Its plate is moderately compact at 0.67: 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 25.3 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 875 Stevenson St scores 58 out of 100

Daylight efficiency 53, Interior depth 44, Scale 100, Finance 53 — 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 44 out of 100: deepest interior point 62 ft from a facade, scored from 80 ft down to 40 ft.

Built in 1975

San Francisco records this building as going up in 1975, which puts it in the late-modern stock.

As a rule, typically the hardest to convert: the deepest plates of any era, large central cores, and floor-to-floor heights tight enough that running residential drainage under a ceiling can be the thing that ends a project. 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 67% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 321,074 sq ft of converted floor, or $130.0M in total — about $570K for each of the 228 homes.

That cost is charged across every converted square foot, including the 106,779 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 228 homes is $83.4M.

What would have to be true

A $46.6M gap before any grant, $36.6M after the modeled one. The smallest single change that would close it: average unit size 30% down.

The shortfall before any grant is $46.6M. Closing it from the value side means each of the 228 homes finishing at $570K rather than the $366K the model assumes — 56% more. Closing it from the cost side means getting all-in cost down from $405 to $260 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $526K a home. That is still above the $366K assumed, leaving $36.6M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 875 Stevenson St, one alone would close the gap at:

All four are sliders in the survey, where 875 Stevenson St re-scores against your own numbers.

How it compares in Downtown San Francisco

875 Stevenson St ranks 181st of the 205 buildings screened here, against a median score of 87.

Its floor plate is better lit than 7% of them, and shallower than 25% of them at its deepest interior point. On size it is the 78th 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 South of Market and the C-3-G zone

10th of 14 in South of Market, 17th of 22 zoned C-3-G — the comparison that shares its rules, rents and streets.

San Francisco places 14 of the screened buildings in South of Market. 875 Stevenson St ranks 10th of them against a median score of 82. 9 score 70 or more, their median deepest interior point is 45 ft from a facade against this building’s 62 ft, and together they would hold an estimated 2,045 homes. The group’s top scorer is 431 Natoma St, at 100.

22 of the screened buildings are zoned C-3-G. 875 Stevenson St ranks 17th of them against a median score of 76. 13 score 70 or more, their median deepest interior point is 51 ft from a facade against this building’s 62 ft, and together they would hold an estimated 2,588 homes. The group’s top scorer is 40 Leavenworth St, at 92.

Its nearest match in size: 505 Howard St

The screened building closest to 875 Stevenson St in converted floor area is 505 Howard St: 309,910 sq ft over 10 stories, against 321,074 sq ft over 10 here.

875 Stevenson St scores 58 and 505 Howard St only 35, and the difference is a hard fail rather than a matter of degree: the lower one is capped at 35 because its deepest interior point is 82 ft from a facade, past the 80 ft threshold beyond which conversion requires carving a light well. On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 7,200 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 875 Stevenson 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 875 Stevenson 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.

• 32 9th St
  11 stories · 66% daylit · 547 estimated homes · scores 45/100 (Marginal)
  about 180 ft away
• 1275 Market St
  17 stories · 69% daylit · 375 estimated homes · scores 52/100 (Worth a feasibility study)
  about 490 ft away
• 950 Minna St
  6 stories · 82% daylit · 72 estimated homes · scores 76/100 (Strong candidate)
  about 620 ft away
• 1525 Market St
  8 stories · 49% daylit · 238 estimated homes · scores 27/100 (Unlikely)
  about 840 ft away