You’ve probably walked right past it. Or maybe you've stared at it while stuck in that brutal crawl toward the Bay Bridge on-ramp. 405 Howard St SF isn't just another glass box in the South of Market district; it’s basically the physical embodiment of San Francisco’s commercial identity crisis and its eventual rebirth. Most people know it as Orrick Herrington & Sutcliffe’s home base, but if you look closer at the cornerstone of Howard and 1st, you’re looking at the epicenter of where "Old Law" meets "New Tech."
San Francisco is weird right now. We all know the headlines. But 405 Howard—often referred to as Orrick Building—tells a much more nuanced story than the "doom loop" narratives you see on cable news. It sits there, ten stories of steel and glass, anchored in a neighborhood that has shifted from industrial grit to dot-com gold, then to a ghost town, and now into something else entirely.
The Architecture of a Power Move
It’s a Hines development. If you know anything about SF real estate, that name carries weight. Designed by Kevin Roche John Dinkeloo and Associates, the building was completed back in 2002. It was a transitional period for the city. The first tech bubble had just burst, and yet, here was this massive 500,000-square-foot statement of confidence.
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The design is intentional. It doesn't scream for attention like the Salesforce Tower across the street. It’s understated. The facade uses a mix of granite and glass, creating this textured look that feels expensive but not flashy. Honestly, it’s the kind of architecture that appeals to firms that handle billions of dollars in assets. It’s "quiet luxury" for the corporate set.
Inside, the lobby is soaring. It feels like a cathedral for productivity. When you stand in that atrium, you get this specific sense of scale that most modern "open office" floor plans lack. It’s built for prestige.
Who Actually Lives Here?
Orrick is the anchor. They’ve been there forever. They basically defined the building’s reputation as a hub for high-stakes litigation and venture capital law. But the roster has shifted over the years. You’ve seen names like State Street and various tech subsidiaries cycle through.
What’s fascinating is how 405 Howard St SF managed to stay relevant when everyone was fleeing for the suburbs. It’s the location. You are literally steps from the Transbay Transit Center—that massive "Grand Central of the West" with the park on the roof. If you’re a partner at a firm living in Marin or a developer commuting from the East Bay, this is the most logical place to be. You get off the bus or the train, and you’re at your desk in three minutes.
But it’s not just about the office space. The ground floor retail has been a barometer for the city's health. We've seen cafes come and go. We've seen the lunch rush vanish and then slowly, painfully, start to trickle back as hybrid work mandates actually started to stick in 2024 and 2025.
The Mid-Block Connection and Urban Design
One thing most people miss about 405 Howard is the mid-block connection. It’s a bit of urban planning geekery, but it matters. The building is part of a larger complex that includes 301 Howard. There’s this public-ish walkway and plaza area that cuts through the block.
In a city where the streets can sometimes feel claustrophobic, these breaks in the "wall" of buildings are vital. It allows light to actually hit the pavement. It gives people a place to stand that isn't a crowded sidewalk. If you're looking for a spot to take a call where you won't get elbowed by a tourist, this little nook is a local secret.
Why the Valuation Matters to You
Real estate nerds watch 405 Howard like a hawk. Why? Because it’s a "Class A" property. When these buildings struggle, the city’s tax base craters. When they thrive, the city has money for parks and paving streets.
There was a lot of talk about office vacancies reaching 30% or more in SF. But the "flight to quality" is real. Companies are ditching their crappy, older buildings in the Financial District and trying to get into spots like 405 Howard. They want the amenities. They want the LEED Gold certification (which this building has). They want to be able to tell their employees, "Hey, the office doesn't suck, please come in on Tuesdays."
Surviving the "Flight to Quality"
The building has undergone renovations to keep up with the times. You can't just have a desk and a coffee machine anymore. You need high-end air filtration. You need touchless entry. You need bike storage that doesn't feel like a basement dungeon.
405 Howard has leaned into this. The property management—Hines is still heavily involved—understands that they aren't just selling square footage. They are selling an "experience." That word is overused, I know. But in the current market, if your building doesn't feel like a five-star hotel, nobody is signing a ten-year lease.
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What’s Nearby: The Ecosystem
You can’t talk about this address without talking about the surrounding blocks. You’re right near:
- The East Cut: This is the rebranded neighborhood identity. It’s clean, it’s heavily patrolled by private security ambassadors, and it feels very different from the Tenderloin or even Market Street.
- Salesforce Park: A literal forest in the sky just a block away. It’s where everyone from 405 Howard goes to eat their $18 salads.
- Town Hall: A classic SF restaurant nearby that has survived the ups and downs. It’s the place for "power lunches" that actually still happen.
Common Misconceptions
People think SoMa is dead. It’s not. It’s just quieter. The "hustle culture" of 2015, where people were literally sprinting between meetings, has been replaced by a more intentional kind of work. You see people in the lobby of 405 Howard who are there for a specific reason, not just to "be at the office."
Another myth? That these buildings are empty. While occupancy isn't at 2019 levels, the leased percentage remains surprisingly resilient for top-tier assets. The big firms aren't walking away; they’re downsizing their footprint but upgrading the quality of the space they keep.
How to Navigate 405 Howard St SF
If you’re heading there for a meeting or an interview, don’t trust the GPS blindly—the tall buildings around 1st and Howard make your blue dot jump all over the place.
- Parking: Just don't. Use the valet at a nearby hotel or, better yet, take BART to Montgomery and walk the five blocks. If you must drive, the garage entrance is on Tehama St, but it’s pricey.
- Security: It’s tight. Have your ID ready. This isn't a "wander in and look at the art" kind of lobby anymore.
- The "Secret" Perk: Check out the views from the higher floors if you can get an invite. You get a perfect angle of the Bay Bridge that makes the bridge look like it's launching straight out of the building.
The Bottom Line on 405 Howard
This building is a survivor. It represents the transition of San Francisco from a gold-rush tech town back to a sophisticated financial and legal hub. It’s the "adult in the room" of SF real estate. While other buildings are being converted into condos or labs, 405 Howard stays in its lane: providing a high-powered environment for the people who actually keep the gears of the economy turning.
It’s easy to be cynical about downtown. It’s easy to look at the empty storefronts a few blocks over and think the game is over. But then you see the lights on at Orrick at 7:00 PM on a Thursday, and you realize the city’s heart is still beating—it’s just moved into these high-efficiency, glass-and-steel fortresses.
Actionable Steps for Navigating the Area
If you're looking to lease, work in, or visit this part of the city, keep these things in mind:
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- Audit the commute: Before committing to a job here, do the walk from the Transbay Center. It is the single biggest perk of this specific address.
- Lunch Strategy: Avoid the immediate 1st Street corridor during the 12:15 PM peak if you hate lines. Walk two blocks south toward Folsom for slightly more "local" and less "corporate" food options.
- Networking: The "Starbucks" culture is dead, but the lobby lounges and nearby hotel bars (like the Hyatt Regency) are where the actual deals are being discussed now.
- Safety: The East Cut is one of the safest-feeling parts of downtown SF right now due to the high density of residential towers and the Community Benefit District (CBD) presence. Don't let the broader city headlines scare you off from a 6:00 PM walk to the train.
405 Howard St SF isn't going anywhere. It’s a landmark of stability in a city that usually loves chaos. Whether you're a lawyer, a founder, or just a curious local, it’s worth paying attention to what happens on this corner. It tells you everything you need to know about where San Francisco is heading next.