Parcel map

0100_0124

Acquisition opportunity

0100-0124 MONTGOMERY ST

C-3-O - Downtown- OfficeDowntown Commercial → Residentialunknown

C-3 zoning

Conversion41/100
Unlock43/100
Code / seismic risk65/100
Recommended play

Downtown Commercial → Residential

Next action

Confirm residential allowance + incentives

Live signals
ConvConversion pressureHIGH
RedevRedevelopment pressureLOW
AHJZoningC-3-O - Downtown- Office
AHJOverlayDowntown Revitalization Financing District
ActConversion tierMARGINAL
ActEntitlement signals4 chips · 4 active
ConvConversion pressureHIGH
RedevRedevelopment pressureLOW
AHJZoningC-3-O - Downtown- Office
AHJOverlayDowntown Revitalization Financing District
ActConversion tierMARGINAL
ActEntitlement signals4 chips · 4 active

Opportunity snapshot

6 signals · action-oriented

Why this matters

Because C-3 zoning Unlock: Downtown Revitalization Financing District — status: VERIFY_WITH_AHJ Risk: Historic designation [HIGH]

→ Brief IC on thesis in one slide — use bullets as talking points.

What unlocks value

Downtown Revitalization Financing District — status: VERIFY_WITH_AHJ

→ Assign analyst to validate unlock path and overlay documentation.

What kills the deal

Historic designation [HIGH]

→ Stress-test downside in IC — assign risk owner before term sheet.

Required verification

VERIFY_WITH_AHJ for height, FAR, setbacks, allowed dwelling unit density, and use permissions.

→ Open AHJ verification tracker — no underwriting sign-off until cleared.

Financial signal

—

→ Route to capital markets — confirm stack matches recommended play.

Jurisdiction signal

C-3-O - Downtown- Office · Downtown Revitalization Financing District · 350-S

→ Order zoning letter and overlay confirmation — jurisdiction risk is binary.

Action queue

  1. Immediate

    Confirm residential allowance + incentives

    C-3 zoning

  2. Recommended play

    Downtown Commercial → Residential

    Downtown Revitalization Financing District — status: VERIFY_WITH_AHJ

  3. Entitlements

    Confirm residential use permissibility, historic status, and fee liability with Planning counter / zoning administrator.

    From approval path engine block.

  4. Downtown Commercial → Residential

    Confirm residential allowance + incentives

    C-3 zoning

Deal risk

Historic designation

→ Partner review required — do not advance without risk sign-off.

HIGH
  • Historic designation
  • Zoning envelope unknown
  • Code conversion feasibility
  • Historic designation

Scenario layer

Compare plays · select strategy

Office-to-residential conversion

Conversion screen · Bulletin 12 path

Conversion pressure
HIGH
  • Change of use or reuse within or modestly beyond existing shell.
  • VERIFY_WITH_AHJ

→ Screen conversion feasibility — confirm Bulletin / code path and unit economics before LOI.

Office-to-residential conversion

Underwriting preview

Downtown / central commercial context; adaptive reuse profile (office or C-3 with building age over 30 years); financing and incentive review warranted. Numeric zoning limits and entitlements are VERIFY_WITH_AHJ; confirm with Planning before underwriting.

→ Open underwriting engine — stress scenarios before term sheet.

Financing

—

Open model

Full dossier

Engine trace, memo sections, and underwriting — expand as needed.

11 memo sections
Buildango underwriting

Underwriting engine v1

Deterministic redevelopment economics — user assumptions drive every output. IC screens: YoC ≥ 6.25%, margin ≥ 20% (caution bands 5.75% / 12%). 505 Sansome templates seed duration and $/SF — verify all inputs.

Seeded GBA: summary_metrics.building_area_sqft (engine cache)

I

Acquisition

USD
%
II

Existing asset & scenario

SF
From engine cache — verify with assessor
USD
III

Hard costs

SF
$/SF
%
IV

Soft costs & carry

% of hard
mo
USD/mo
V

Financing

%
%
mo
%
VI

Operations & exit

SF
$/SF/yr
%
% of EGI
%
%
Decision summary
Recommended play
Downtown Commercial → Residential
Why
C-3 zoning
Unlock
Downtown Revitalization Financing District — status: VERIFY_WITH_AHJ
Primary risk
Historic designation [HIGH]
Next action
Confirm residential allowance + incentives
Engine

Engine reasoning

Deterministic trace from cached buildability output. Where inputs are incomplete, items are flagged VERIFY WITH AHJ — no inferred zoning standards.

Conversion logic

  • Because conversion_pressure is HIGH (economic_signal).
  • Use type on record: Office - High Class C.
  • Zoning district: C-3-O - Downtown- Office.

Fields: economic_signal.conversion_pressure · economic_signal.interpretation · property_data.use_type · baseline_conditions.use_type · zoning_data.zoning_district · ranked_strategies (office_to_residential) · use_type: Office - High Class C · zoning_district: C-3-O - Downtown- Office

Adaptive reuse logic

  • Because Office building
  • Because Older than 30 years
  • adaptive reuse opportunity: detected
  • building older than 30 years: detected
  • downtown commercial to residential opportunity: detected
  • office or c3 zoning: detected
  • Year built: 1955.

Fields: ranked_strategies (adaptive_reuse) · existing_asset_reuse.signals · baseline_conditions.year_built_parsed · property_data.year_built · year_built: 1955 · building_area: 428295

Redevelopment pressure

  • Because redevelopment_pressure is LOW (economic_signal).

Fields: economic_signal.redevelopment_pressure · economic_signal.underbuilt_signal · economic_signal.obsolete_office_signal · economic_signal.existing_far_ratio · baseline_conditions.existing_far_ratio · parcel_area: 20264 · building_area: 428295

Risk logic

  • Historic designation [HIGH]
  • Code conversion feasibility [HIGH]
  • Zoning envelope unknown [MEDIUM]

Fields: deal_killers[] · ranked_strategies[].risks · deal_killers[].severity

Value unlocks

  • Downtown Revitalization Financing District — status: VERIFY_WITH_AHJ
  • Planning Director Bulletin No. 12 (commercial-to-residential) — status: VERIFY_WITH_AHJ
  • Downtown Park Fee / impact fees — status: VERIFY_WITH_AHJ
  • Historic preservation / Article 11 — status: VERIFY_WITH_AHJ
  • Environmental review / CEQA — status: VERIFY_WITH_AHJ
  • Building code / fire-life-safety / seismic feasibility — status: VERIFY_WITH_AHJ
  • Incentive and financing stack (local + state) — status: review_scheduled

Fields: overlay_opportunities[] · zoning_data.planning_areas · zoning_data.redevelopment_areas · zoning_data.special_use_districts · height_bulk_district: 350-S · planning_areas: Downtown

Next verification

  • Confirm residential use permissibility, historic status, and fee liability with Planning counter / zoning administrator.
  • VERIFY_WITH_AHJ for height, FAR, setbacks, allowed dwelling unit density, and use permissions.
  • Planning verification of downtown / special district overlays and financing district boundaries.
  • Building and fire department pre-application for conversion / egress feasibility.
  • Residential density limits and bonus eligibility
  • Parking requirements and reductions
  • Use permissions for proposed program (office vs residential vs mixed)
  • Development impact fees and timing
  • Approval pathway (ministerial vs discretionary)
  • What residential unit count and mix are desired, and do they fit objective standards once zoning limits are verified?
  • Is demolition in scope, or is retention of the existing shell required by financing or preservation?

Fields: approval_path.immediate_next_step · approval_path.required_verifications · verify_with_ahj · buildability.next_questions