You've probably walked past it without thinking twice if you've spent any time in the Yerba Buena district. It’s that massive, glassy presence on the corner. 405 Howard Street San Francisco isn't just another office box; it’s basically the physical embodiment of how the city’s skyline transitioned from old-school finance to the "Cloud."
Building this thing wasn't easy.
Completed in 2003, it arrived right as the first dot-com bubble was still leaving a sour taste in everyone's mouth. People were skeptical about huge commercial footprints back then. Yet, here we are decades later, and this specific address—often called Orrick Herrington & Sutcliffe Building after its anchor tenant—remains a cornerstone of the South of Market (SoMa) identity. It’s got ten stories, nearly 500,000 square feet of space, and a LEED Gold certification that was actually a big deal before every building started claiming it.
What Makes 405 Howard Street San Francisco Different?
Most people assume all SoMa office buildings are created equal. They aren't. Honestly, 405 Howard has a weirdly specific architectural pedigree. Designed by Studios Architecture, it was built to bridge the gap between the historic brick-and-mortar vibe of the old neighborhood and the high-tech future.
It’s got these massive floor plates. That sounds like boring real estate jargon, but for a tech company or a massive law firm, it’s everything. It means you can have hundreds of people on one level without them feeling like they’re trapped in a maze of cubicles.
The building sits right in the Foundry Square development. If you look at the layout of that intersection, it was designed to be a "town square" for professionals. You have these huge glass atriums that let in that specific, filtered San Francisco light—when the fog isn't too thick, anyway. It’s about transparency. It’s about seeing and being seen.
The Anchor Tenants and the Money
Orrick, Herrington & Sutcliffe is the big name here. They’ve been there forever. It’s a global law firm that basically specializes in the stuff that makes Silicon Valley run: venture capital, intellectual property, and high-stakes litigation. Having them at 405 Howard Street San Francisco creates a specific kind of gravity. When you have the lawyers who write the contracts for the unicorns in your building, the unicorns tend to follow.
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But it’s not just lawyers.
Over the years, the tenant mix has shifted. You’ve seen giants like Google and various fintech startups cycle through or expand into nearby spaces. The proximity to the Transbay Transit Center—the "Grand Central of the West"—is the real kicker. You can literally walk out of your office and be on a bus or train to anywhere in the Bay Area in five minutes. That’s a luxury in a city where traffic is a nightmare.
The Reality of Post-2020 Commercial Real Estate
Let's be real for a second. San Francisco's office market has been through the wringer lately. You’ve heard the "doom loop" stories. You’ve seen the headlines about record-high vacancies.
Does 405 Howard Street San Francisco escape this? Not entirely. No building does.
However, there’s a "flight to quality" happening. Companies are ditching the dingy, older buildings and consolidating into Class A spaces like this one. If you’re going to force employees to come into an office in 2026, the office better be nice. It needs to have the rooftop deck. It needs to have the high-end HVAC systems. It needs to be near the Philz Coffee and the salt-and-straw ice cream.
Sustainability Isn't Just a Buzzword Here
I mentioned the LEED Gold status. Back in the early 2000s, that was a flex. Today, it’s a requirement for any ESG-conscious corporation. 405 Howard uses an underfloor air distribution system. Basically, instead of blowing cold air from the ceiling and wasting energy, it bubbles up from the floor. It’s more efficient. It keeps the air fresher. In a post-pandemic world, air quality is one of those things tenants actually ask about during tours.
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The building also features recycled content in its construction materials and high-performance glazing. It’s a "green" giant in a city that prides itself on environmentalism.
The Neighborhood Context: Why This Corner Matters
If you stand outside the lobby, you're at the epicenter of the "New San Francisco." To your North is the Salesforce Tower, poking through the clouds. To your South is the ballpark and the burgeoning Mission Bay biotech hub.
405 Howard Street San Francisco acts as the connective tissue.
- The Commute: Being a block away from the Salesforce Park means employees have access to a 5.4-acre rooftop park for lunch breaks.
- The Food: You’re surrounded by some of the best (and most expensive) lunches in the city. Mourad is right there if you have a client to impress with Michelin-starred Moroccan food.
- The Vibe: It’s busy. It feels like "work." Unlike some parts of the city that have gone quiet, this corridor still has that hum of people in suits and Patagonia vests rushing to meetings.
Addressing the Misconceptions
Some people think 405 Howard is part of the Salesforce complex. It’s not. It’s owned by J.P. Morgan Asset Management (or at least, they’ve been the long-term owners of the primary stake). It operates independently.
Another misconception is that it’s just for tech. While SoMa is tech-heavy, 405 Howard maintains a very professional, "white-shoe" atmosphere. You’re more likely to see a deposition happening here than a hackathon. That diversity of tenants is actually what keeps it stable when the tech industry hits a dip.
The Future of the Address
What happens next?
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The city is trying to pivot. There’s talk about converting some offices to residential, but 405 Howard is too "prime" for that. It’s too good at being an office. Instead, expect to see more "spec suites"—pre-built, designer offices that startups can move into tomorrow without doing their own construction.
The lobby was renovated relatively recently to keep up with the competition. It’s sleek. It’s modern. It looks like the lobby of a high-end hotel. This is the new standard for 405 Howard Street San Francisco: hospitality-driven workspaces.
Actionable Insights for Professionals and Investors
If you're looking at this building from a business perspective, here’s the bottom line:
- For Tenants: Negotiate hard. Even in "Trophy" buildings, the San Francisco market currently favors the tenant. Look for generous improvement allowances.
- For Commuters: Utilize the Transbay connection. Don't bother driving; the parking rates in this part of SoMa will eat your salary.
- For Observers: Watch the vacancy rates in the "South of Market" submarket. If 405 Howard stays full while others empty out, it proves that "Class A" is the only thing that survives a downturn.
The building at 405 Howard Street San Francisco remains a bellwether. When this building is bustling, the city’s economy is breathing. It’s a testament to the idea that despite the rise of remote work, there is still a massive value in having a prestigious physical footprint in the heart of the city's financial engine.
Next Steps for Navigating SoMa Real Estate
- Verify Current Availability: Check the latest listings via JLL or Cushman & Wakefield if you’re scouting for space; "ghost vacancies" are real, so ask for direct tours.
- Audit Your Commute: If you’re considering an office here, test the walk from the Embarcadero BART versus the Salesforce Transit Center to see which works better for your team.
- Explore the Public Spaces: Visit the ground-floor retail and the adjacent plazas to get a feel for the foot traffic before committing to a long-term lease in the area.