You’ve seen it if you’ve spent any time in the South of Market (SoMa) district. It’s that towering, rounded glass structure that sits right at the intersection of Howard and 1st Streets. Most people just call it the Orrick Building. 405 Howard St San Francisco CA is one of those addresses that basically defines the skyline of the Transbay area, yet it’s undergoing a massive identity crisis along with the rest of the city's commercial real estate.
It's huge. We're talking about a 10-story, Class A office building that anchors a very specific, high-stakes corner of the Financial District. Honestly, it's kinda the poster child for what's happening in San Francisco right now.
What’s Actually Inside 405 Howard St San Francisco CA?
The biggest name associated with the building is, obviously, Orrick, Herrington & Sutcliffe. They are a global law firm, and they’ve been the anchor tenant for ages. But it’s not just lawyers in suits. You’ve got a mix of high-end finance and tech lingering in those halls.
What makes this spot different from a random office block on Market Street? The amenities are actually decent. We aren't just talking about a sad vending machine and a front desk. There’s a fitness center that’s actually usable and a rooftop terrace that offers views of the Salesforce Transit Center. If you haven't seen the Transit Center from a few stories up, it looks like a giant, futuristic silver ship docked in the middle of the city.
The building was developed back in 2002. That feels like a lifetime ago in San Francisco years. It was part of that first big wave of modernization in the Foundry Square area.
The Real Estate Drama You Aren't Hearing
Here is the thing. The office market in San Francisco is, well, it's a bit of a mess. You've probably heard the terms "doom loop" or "commercial vacancy crisis" tossed around in the news. 405 Howard St San Francisco CA isn't immune to this, but it’s holding its own better than most.
Why? Location.
Being literally steps away from the Salesforce Park—which is basically a botanical garden floating in the air—makes a difference. Employees actually want to go there. If you're a partner at a law firm and you have to convince your associates to stop working from their pajamas in Oakland, having a building that overlooks the "Park in the Sky" is a pretty good selling point.
The Architectural Vibe
It’s a glass-and-steel giant. But it has these curves.
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Architecturally, 405 Howard was designed by Studios Architecture. They didn't go for the brutalist, blocky look of the 1970s. Instead, it’s all about transparency and light. The floor-to-ceiling windows aren't just for show; they maximize the natural light which is a big deal when the San Francisco fog (Karl, if you're a local) decides to settle in for the afternoon.
The lobby is massive. It feels like a cathedral for capitalism. High ceilings, polished stone, and that "hushed" atmosphere where you feel like you should probably be whispering about a merger.
- Total Square Footage: Roughly 300,000 square feet.
- Sustainability: It’s LEED Gold certified.
- Transit: You're basically on top of the Montgomery Street BART station and the Transbay Terminal.
Why Investors Keep Watching This Spot
In 2026, the valuation of buildings like 405 Howard St San Francisco CA is a moving target. A few years back, Blackstone had a huge stake in the Foundry Square complex, which includes this building. Then, like many big institutional investors, they had to navigate the post-pandemic reality of lower occupancy.
But don't count it out.
The building represents "flight to quality." In a world where companies are downsizing their office footprints, they don't want the dingy 1980s office with the beige carpets. They want the Class A space. They want 405 Howard.
There's a specific kind of gravity here. When you walk out the front doors, you're looking at the LinkedIn building. Turn the corner, and you're at the headquarters of companies that literally run the internet.
The Neighborhood Context
Let’s talk about the neighborhood for a second because context is everything. Howard Street used to be... well, it wasn't exactly a destination. It was where you went to find a parking garage or a warehouse.
Today? It's the heart of the "new" San Francisco.
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You have high-end coffee shops like Philz or Blue Bottle within a three-minute walk. You have the Town Hall restaurant right nearby, which is a classic spot for power lunches. The energy at 405 Howard St San Francisco CA is inextricably linked to the success of the Transbay district. If the park is full of people doing yoga at noon, the building feels alive. If the streets are empty, the building feels like a glass ghost.
Lately, it’s been leaning toward the "alive" side. The city has been pushing hard to bring foot traffic back to this specific corridor.
The Misconceptions About 405 Howard
People think these buildings are empty. They aren't.
While the "occupancy" might be lower than it was in 2019, these firms still hold long-term leases. The lights are on. The elevators are running. 405 Howard St San Francisco CA remains a functional hub for Orrick.
Another misconception? That it's just another tech office. It’s actually much more corporate and "white shoe" than the typical startup incubator. You’re more likely to see a bespoke suit than a Patagonia vest here, though you’ll definitely see both.
Practical Insights for Visiting or Doing Business
If you’re heading to 405 Howard St San Francisco CA for a meeting or just exploring the area, here’s the ground truth.
Parking is a nightmare. Seriously. Don't even try to find a spot on the street. Use the garage at the Salesforce Transit Center or take BART. The walk from Montgomery station is short and usually pretty safe during business hours.
The Rooftop Access. If you aren't an employee, you probably won't get to the very top. However, the public plaza area around Foundry Square is open and offers some of the best people-watching in the city.
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Food Options. If you're looking for a quick bite, the ground floor and surrounding blocks have transformed. It's not just soggy sandwiches anymore. You’ve got a variety of high-end fast-casual spots that cater to the "I have 15 minutes between Zoom calls" crowd.
Navigation Tips:
- The main entrance is on Howard, but there are side access points depending on which part of the complex you are trying to reach.
- Security is tight. Bring a photo ID if you have an appointment. You won't get past the turnstiles without being buzzed in.
- The building is part of "Foundry Square II." Don't get it confused with Foundry Square I, III, or IV which are all right there.
The Future of the Address
What happens next for 405 Howard St San Francisco CA?
It’s likely going to remain a cornerstone of the legal and financial sector. As the city continues to pivot, we might see more flexible workspace options appearing within these types of buildings. The "traditional" 10-year lease is dying, and buildings that can adapt to shorter, more agile company needs will be the ones that survive the next decade.
The reality of San Francisco real estate is that it's cyclical. We're in a "re-calibration" phase. 405 Howard is the benchmark. If this building is thriving, the neighborhood is thriving.
Actionable Next Steps
If you are looking to lease space or just want to understand the market better:
Research the Tenant Mix. Before signing a lease or making an investment nearby, look at who else is in the building. A law firm like Orrick provides stability that a venture-backed startup might not.
Check the Public Records. The San Francisco Planning Department has extensive records on the Foundry Square developments. You can see the original blueprints and any recent seismic or environmental upgrades.
Visit During "Peak" Hours. To see the true vibe of 405 Howard St San Francisco CA, go there at 8:45 AM on a Tuesday. That will tell you more about the health of the San Francisco office market than any spreadsheet ever could.
Monitor the Transbay District Developments. The value of this property is tied to the city's investment in the surrounding infrastructure. Keep an eye on the "Downtown Rail Extension" (DTX) project—if that ever finishes, 405 Howard becomes even more valuable as a transit-oriented hub.
Everything about 405 Howard St San Francisco CA tells a story of a city that's constantly rebuilding itself. It’s glass. It’s steel. It’s a little bit cold, but it’s undeniably central to the soul of the modern Financial District.