BcalScore Dossier · BCS-2026-04-A77F
345 Spear Street
San Francisco, CA 94105 · USA
87
Candidate score / 100
Tier
A · Strong candidate
Computed
2026-04-30 · 14:11 UTC
Site identity
Owner of recordBoston Properties (BXP)
Tenant (primary)Multi-tenant Class A office
Building typeClass A office tower · 16 floors
Year built / renovated2002 · renov. 2018
Square footage368,400 ft²
Parcel ID3736-019
Census tract06075061500
Lat / Lon37.7912, -122.3888
Utility & tariff
UtilityPacific Gas & Electric
Rate scheduleB-19 Secondary (TOU)
Blended $/kWh$0.323
Demand charge$28.40 / kW-mo
Annual energy bill~$1.74M
Hourly load shape (estimated)
Load estimate
Annual kWh5,400,000
Peak kW920
Load factor0.67
Baseload share42%
FC sizing rec.600 kW prime + 200 kW redundancy
Capacity factor target94%
Est. annual displacement4,938,000 kWh (91%)
Est. payback (OEM econ.)5.4 yrs unlevered
Eligibility & geography
SGIP / IRA eligibility
- YESSGIP Step 5 · Large-scale storage / generation bucket has $14.2M residual · Source: CPUC weekly trigger 2026-04-29
- YESIRA 48E ITC eligible · domestic content qualifying · Source: IRS-26 §48E
- YESEnergy Community bonus (+10% ITC) · MSA threshold met for SoMa tract
- MAYBELow-Income bonus · adjacent tract; check 2026 LMI map
- YESCalEnviroScreen 4.0 · 78th percentile · qualifies for SGIP DAC adder
Geographic context
PG&E HFTDTier 1 (low risk)
PSPS hist. (5y)0 events
Feeder outage (5y)42 customer-min
Gas & permitting infrastructure
Gas main distance84 ft (Spear St ROW)
Gas pressure class60 PSIG distribution
Gas service capacity2,400 SCFH (sufficient for 800 kW)
Tap fee est.$8,500–14,000
AHJSF DBI · Air District: BAAQMD
Permit historyFC-friendly · 11 prior FC permits in tract
Avg permit duration94 days
CEQA exemption§15303 likely
Decision-maker & org context
MR
Maria Rodriguez
VP Real Estate & Facilities · Boston Properties · West Region
m.rodriguez@bxp.example.com · LinkedIn verified · 94% confidence
11 yrs at BXP
Manages $2.1B portfolio
Buying signal: BXP committed to 100% carbon-neutral operations by 2028 in their 2025 10-K. SoMa portfolio specifically called out as on-site generation pilot scope. Maria authored the 2024 sustainability report.
Score rationale
Why Tier A: High blended rate ($0.32/kWh), 24/7 office baseload pattern, strong incentive stack (SGIP Step 5 + 48E + Energy Community), short gas tap, FC-friendly AHJ, named decision-maker with public sustainability mandate. Marginal points lost on Decision (DM is regional VP, may need corporate cycle) and Risk (SF demand-charge volatility).
Sources: EIA-861 · CPUC SGIP Trigger 2026-04-29 · IRS 48E mapping · CalEnviroScreen 4.0 · BAAQMD permit DB · BXP 10-K 2025 · LinkedIn verified contact graph
BCS-2026-04-A77F · v2.4