Walk through the SoMa district on a Tuesday morning and you’ll feel it. The energy is different than it was five years ago, but some anchors remain exactly where they’ve always been. One of those anchors is 405 Howard St San Francisco CA 94105. It’s not a skyscraper that pierces the clouds like the Salesforce Tower. It doesn’t have the flashy, jagged glass of the newer tech cathedrals. Honestly, it’s a bit more "old school" for the area, standing at ten stories tall. But if you’re looking for the heart of the city’s business soul, this is a pretty good place to start.
The building, often referred to as Orrick Herrington & Sutcliffe Building (or simply Orrick’s headquarters), serves as a massive functional hub. You've probably walked past it if you’ve ever hopped off a bus at the Transbay Joint Powers Authority terminal. It sits right at the corner of Howard and 1st Streets. It’s a prime piece of real estate. Real estate experts often call this the "South of Market" golden zone.
The Reality of 405 Howard St San Francisco CA 94105 Today
San Francisco's office market is weird right now. Everyone knows that. You see the headlines about "doom loops" and empty hallways. But 405 Howard St San Francisco CA 94105 tells a slightly more nuanced story. It’s not a ghost town. It’s an example of "Class A" office space that actually manages to keep people coming through the doors.
Why? Location.
Being across from the Salesforce Transit Center—with its massive rooftop park—is a huge deal for employee retention. Imagine finishing a stressful deposition or a grueling coding session and just walking across the street to sit under a tree fifty feet above the pavement. That’s the draw. The building itself offers roughly 500,000 square feet of space. It’s big. Not "Manny Machado contract" big, but definitely substantial enough to house some of the most influential legal and tech minds in California.
The architecture is interesting if you actually stop to look at it. It was designed by Heller Manus Architects. They went with a mix of granite and glass. It feels sturdy. It feels like the kind of place where serious decisions get made. It’s not a startup "garage" with beanbag chairs and a kombucha tap on every floor—though some of the sub-tenants might have that vibe. It’s a professional fortress.
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Who is actually inside?
Orrick, Herrington & Sutcliffe is the big name here. They are a global law firm. They’ve been at 405 Howard for a long time. For a firm that specializes in tech, energy, and infrastructure, being in the middle of SoMa isn’t just convenient; it’s a branding statement. They are surrounded by their clients.
But it’s not just lawyers.
Over the years, various tech entities and professional services have cycled through these floors. The building has seen the rise and fall of various cycles. It stood through the 2008 crash. It stood through the 2020 lockdowns. It’s still standing as AI companies start to gobble up space nearby. While 405 Howard isn't exclusively an "AI hub" like some of the buildings further down toward Mission Bay, its proximity to the action makes it a perennial favorite for established firms that need to be near the money.
What Most People Get Wrong About the 94105 Zip Code
People talk about 94105 like it’s just a collection of tech bros and overpriced coffee. That’s a bit of a caricature.
Basically, this zip code is one of the most expensive and densely packed economic engines in the world. 405 Howard St San Francisco CA 94105 sits in a neighborhood where the "ground floor" experience is just as important as the office space upstairs. You have Town Hall nearby—a legendary spot for business lunches where more deals have probably been signed over fried chicken than in the actual boardrooms.
There’s a common misconception that buildings like 405 Howard are just sterile boxes. Actually, the LEED Gold certification the building holds matters quite a bit to the people working there. It's about air quality. It's about lighting. In 2026, you can’t get high-value tenants to sign a ten-year lease if the building feels like a basement. They want the floor-to-ceiling glass. They want the views of the Bay Bridge.
The Logistics of the Area
If you're planning to visit or work at 405 Howard, the logistics are... well, they're San Francisco logistics.
Parking? Good luck. There is underground parking, but it’s pricey. Most people use BART or the ferry. The Embarcadero station is just a few blocks away. It’s a walkable area, provided you don't mind the occasional blast of wind coming off the water.
One thing that’s genuinely cool about this specific spot is the "public" nature of the private space. The building is part of the urban fabric. It doesn't have a giant moat or a scary security gate at the sidewalk. You can walk right up to the glass. It feels integrated.
The Financial Backbone
Let's talk money for a second because that's why these buildings exist. 405 Howard is owned by Hudson Pacific Properties. They are a massive REIT (Real Estate Investment Trust). They know what they’re doing. They’ve poured money into making sure the lobby feels modern and the tech infrastructure is top-tier.
When you look at the tax records for 405 Howard St San Francisco CA 94105, you see the scale of the investment. We're talking about a property valued in the hundreds of millions. Even when the "office is dead" narrative was at its peak, buildings like this didn't just vanish. They restructured. They offered "spec suites"—pre-built offices that companies can move into immediately without waiting for construction.
Hudson Pacific has had to be pivot-heavy. They’ve focused on the "amenity war." If you want people to leave their home offices in Oakland or Walnut Creek, you have to offer them something better than their spare bedroom. 405 Howard tries to do that through its sheer proximity to the Transit Center and its high-end interior finishes.
Is it Worth the Hype?
If you’re a business owner looking for space, you’re asking: "Why here?"
The competition is fierce. You have the East Cut nearby, which is trying to rebranded itself as the newest, hippest part of the city. But 405 Howard has "seniority." It has a reputation.
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Honestly, the building is a bit of a survivor. It represents the "Old New San Francisco." It’s from that era where the city transitioned from a financial center (the old Montgomery Street crowd) to a tech and legal powerhouse. It’s the bridge between those two worlds.
- Accessibility: It is arguably the most reachable building in the city by public transit.
- Prestige: Having an address on Howard Street in the 400-block carries weight.
- Infrastructure: Fiber optics, redundant power, high-speed elevators—the boring stuff that actually makes a business run.
What to do if you’re visiting
If you have a meeting at 405 Howard St San Francisco CA 94105, don't just rush in and out.
Grab a coffee at one of the nearby spots. Walk through the Salesforce Park across the street first. It’s a floating park. It’s weird and beautiful. It gives you a perspective on the building you can't get from the sidewalk. You can see how 405 Howard fits into the skyline—not as the tallest peak, but as a solid, reliable shoulder.
The building also has some retail elements. Over the years, the ground floor has hosted various amenities that serve the local workforce. It’s part of that "15-minute city" concept where you can get your shoes shined, grab a salad, see your lawyer, and catch a bus all within a 200-yard radius.
Actionable Insights for Real Estate and Business Seekers
If you are looking into this specific property for a lease or a business partnership, here is the ground-level truth.
Verify the current floor availability directly. Don't rely on third-party aggregate sites which are often six months out of date. Contact Hudson Pacific Properties directly. They often have "off-market" listings or sub-lease opportunities from larger tenants like Orrick that aren't publicly blasted on every website.
Check the "Commuter Experience." If you’re hiring, do a test run of the walk from the Embarcadero BART station to 405 Howard. It’s about seven minutes. That’s a key selling point for your future employees. Mention it in the job description.
Understand the "New" SoMa. The area is cleaner and more patrolled than it was a few years ago due to the high concentration of high-rent tenants and the presence of the Transit Center security. It feels different than the Tenderloin or even parts of Market Street. It’s a "business first" zone.
Look at the Sub-Lease Market. Sometimes you can get into a "trophy" building like 405 Howard for a fraction of the cost by taking over a floor from a company that downsized. This is the secret door to a 94105 address.
Leverage the Park. If you lease here, the Salesforce Park is essentially your "outdoor lobby." Use it for 1-on-1 meetings or "walking" brainstorms. It’s the biggest perk of the address and it doesn't cost you a dime extra in rent.
405 Howard Street isn't just a coordinate on a map. It’s a barometer for how San Francisco is doing. As long as the lights are on and the elevators are moving at 405 Howard, the city’s economic heart is still beating. It’s a place of work, sure. But it’s also a monument to the idea that, despite all the digital shifts in the world, physical proximity still matters in the high-stakes worlds of law and commerce.
If you find yourself standing on the corner of Howard and 1st, look up. You’re looking at the engine room of the city.
Next Steps for Your Search:
To get the most out of a potential move to or visit at 405 Howard, you should first download the "Salesforce Park" event calendar to see when the area is busiest. Second, if you are a business looking for space, request a "stacking plan" from the building management to see which neighbors you'd be sharing a wall with. Finally, check the San Francisco Planning Department’s "Paxon" portal for any upcoming construction permits in the immediate 100-foot radius to ensure your views won't be blocked by a new crane next year.