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43,120 sf lot · existing 68 ft envelope · 22,000 sf unused air rights identified · adjacent 165 Bryant TDR available at $418/sf. Falls under FAA Part 77 notification surface for SFO Runway 28L (approach ~168 ft AGL).
Structural drawings indicate frame capacity to +8 stories. 22,000 sf transferable air rights on record. Broker rep offer 2026-07-22 at $9.2M ($418/sf). PG&E 12kV service adequate to base only; upgrade required for vertical add.
TDR eligibility confirmed under Planning Code §128; recorded 2019. Two comparable transfers in trailing 24 mo (median $445/sf). No liens or restrictive covenants on record. FAA envelope permits transfer up to 168 ft AGL at 155 Bryant.
FAA proposes lowering the transitional surface slope from 7:1 to 6.5:1 in SoMa quadrant. Preliminary raytrace: 12 parcels lose ≤ 4 ft envelope; 3 parcels lose 8-12 ft. 155 Bryant remains cleared to 168 ft AGL.
Increases base height from 90 ft to 140 ft on 41 parcels; adds inclusionary requirement of 22%. Portfolio uplift estimate +$68M NPV across 11 owned parcels; net of inclusionary cost still positive on 9 of 11.
18 comments cleared; 4 open (shadow analysis, transportation demand, storm water, mechanical). AI estimates 42-60 days to approval given reviewer velocity. Delay driver: shadow envelope study over Yerba Buena.
Portfolio: 3 SoMa properties, 84,120 sf combined. Broker relationships: Newmark. Historic transactions: acquired 165 Bryant 2019 ($68M). Prior TDR seller: yes (2 records).
Expected IRR 17.4%, NPV $38.9M (10y hold). Cascade layers: FAA clearance ✓ · PG&E 4MW upgrade required · shadow study neutral · CEQA screening scoped. Locked twin: as-of 2026-07-27.