88 Kearny St

Where 88 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

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

The typical floor has 570 ft of exterior wall, and across 20 residential floors the building carries 11,393 ft of it in total, divided among the 236 homes this screen estimates.

Its plate is elongated at 0.43: a slab or an L, which is why so much of the floor lies within reach of a window: the outline buys daylight that a square plan of the same area would not. How window line and plate shape are measured.

At the model’s 750 sq ft average, the plan works out at about 11.8 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 88 Kearny St scores 100 out of 100

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

Every component scores at or near full marks, so nothing in the geometry or the pro-forma is holding this one back — daylight efficiency carries the most weight of the four.

Built in 1986

San Francisco records this building as going up in 1986, 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 100% daylight figure above deserves.

What the conversion would cost

$405 per square foot all-in across 221,903 sq ft of converted floor, or $89.9M in total — about $381K for each of the 236 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 236 homes is $86.4M.

What would have to be true

A $3.5M gap before any grant, which the modeled $10.0M closes. What would reopen it soonest: circulation efficiency 7% down.

The shortfall before any grant is $3.5M. Closing it from the value side means each of the 236 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 $10.0M moves that threshold to $338K 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 88 Kearny St:

All four are sliders in the survey, where 88 Kearny St re-scores against your own numbers.

How it compares in Downtown San Francisco

88 Kearny St ranks 1st 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 79% of them at its deepest interior point. On size it is the 76th 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

1st of 165 in Financial District/South Beach, 1st 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. 88 Kearny St ranks 1st of them against a median score of 88, the top score in the group. 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. 88 Kearny St ranks 1st of them against a median score of 89, the top score in the group. 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: 101 Mission St

The screened building closest to 88 Kearny St in converted floor area is 101 Mission St: 222,557 sq ft over 21 stories, against 221,903 sq ft over 21 here.

The two land within a few points of each other — 100 here, 99 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 3,000 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 88 Kearny 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 88 Kearny St

The 4 closest the screen also covers, from 100 ft away. They are the colored outlines on the plan at the top of this page.

• 57 Post St
  9 stories · 100% daylit · 52 estimated homes · scores 90/100 (Strong candidate)
  about 100 ft away
• 648 Market St
  5 stories · 89% daylit · 44 estimated homes · scores 82/100 (Strong candidate)
  about 130 ft away
• 100 Kearny St
  38 stories · 75% daylit · 602 estimated homes · scores 68/100 (Worth a feasibility study)
  about 190 ft away
• 600 Market St
  38 stories · 86% daylit · 424 estimated homes · scores 85/100 (Strong candidate)
  about 200 ft away