1099 E 18th Ave
1099 E 18th Ave is a 5-story building in Greater Downtown Denver with 70% of its floor area within daylight reach of a facade. This screen estimates 76 homes and scores it 51 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Worth a feasibility study
Where 1099 E 18th Ave is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 1099 E 18th Ave
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Across its 4 residential floors this building carries 31,392 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment.
Modeled conversion metrics for 1099 E 18th Ave, 2026-09-19.
| Suitability scoreWorth a feasibility study | 51 / 100 |
|---|---|
| Storiesfrom 61 ft aerial-survey height ÷ 12 ft floor-to-floor | 5 |
| Height bandsfloor plate by floor range, from the city's roof outlines | Floors 1–4: 33,841 sq ft · Floor 5: 1,923 sq ft |
| Floor platetypical floor, from the city outlines | 33,841 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 70% |
| Deepest interior pointviability threshold is 80 ft | 62 ft |
| Windowless coretypical floor; the building-wide total is in the text above | 10,464 sq ft |
| Estimated homesat 750 sq ft average | 76 |
| Conversion cost$360/sq ft all-in on 103,448 sq ft | $37.2M |
| Gap before grantshortfall against completed value | $19.3M |
| Modeled RESIDE grantbelow the statutory cap | $4.6M |
| BuiltDenver does not publish a construction year with this data | — |
| ZoningFive Points | CMP-H |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
38 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 866 ft of exterior wall, and across 4 residential floors the building carries 2,861 ft of it in total, divided among the 76 homes this screen estimates.
Its plate is moderately compact at 0.57: a squarish plan, with enough perimeter for a conventional double-loaded corridor. How window line and plate shape are measured.
At the model’s 750 sq ft average, the plan works out at about 19.0 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 1099 E 18th Ave scores 51 out of 100
Daylight efficiency 59, Interior depth 45, Scale 51, Finance 34 — each out of 100, then weighted.
Score components for 1099 E 18th Ave. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency70% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 59 | 45% | 26.7 |
| Interior depthdeepest interior point 62 ft from a facade, scored from 80 ft down to 40 ft | 45 | 25% | 11.2 |
| Scale76 estimated homes, scored from 0 up to 150 | 51 | 15% | 7.6 |
| Financeremaining gap is 40% of conversion cost, scored from 60% down to 0% | 34 | 15% | 5.1 |
Most of what it earns comes from daylight efficiency, and what holds it back most is finance, at 34 out of 100: remaining gap is 40% of conversion cost, scored from 60% down to 0%.
What the conversion would cost
$360 per square foot all-in across 103,448 sq ft of converted floor, or $37.2M in total — about $490K for each of the 76 homes.
All-in cost per square foot for 1099 E 18th Ave: base cost plus the code work a change of use triggers.
| Base conversion cost | $260/sq ft |
|---|---|
| Plumbing risers to every unit | $40/sq ft |
| Operable windows and glazing | $30/sq ft |
| Additional egress stair | $18/sq ft |
| Fire sprinklers (NFPA 13R) | $12/sq ft |
| All-in | $360/sq ft |
That cost is charged across every converted square foot, including the 31,392 sq ft of windowless core, which has to be gutted, re-plumbed and sprinklered like the rest of the building and then earns nothing. Against it the model sets a completed value of $236K a home, which for 76 homes is $17.9M.
What would have to be true
A $19.3M gap before any grant, $14.7M after the modeled one. The smallest single change that would close it: average unit size 39% down.
The shortfall before any grant is $19.3M. Closing it from the value side means each of the 76 homes finishing at $490K rather than the $236K the model assumes — 108% more. Closing it from the cost side means getting all-in cost down from $360 to $173 per square foot.
A modeled RESIDE grant of $4.6M moves that threshold to $430K a home. That is still above the $236K assumed, leaving $14.7M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 1099 E 18th Ave, one alone would close the gap at:
Single-assumption flip points for 1099 E 18th Ave, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 39% downto 457 sq ft |
|---|---|
| Conversion cost per square foot | 55% downto $117/sq ft |
| Completed value per home | 82% upto $430K |
All four are sliders in the survey, where 1099 E 18th Ave re-scores against your own numbers.
How it compares in Greater Downtown Denver
1099 E 18th Ave ranks 193rd of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 11% of them, and shallower than 29% of them at its deepest interior point. On size it is the 182nd largest by estimated homes. The full survey of all 214 buildings ranks and maps every one of them, and the list by address links each to its own page.
Within Five Points
18th of 20 in Five Points — the comparison that shares its rules, rents and streets.
Denver places 20 of the screened buildings in Five Points. 1099 E 18th Ave ranks 18th of them against a median score of 68. 9 score 70 or more, their median deepest interior point is 61 ft from a facade against this building’s 62 ft, and together they would hold an estimated 5,122 homes. The group’s top scorer is 3355 Denargo St, at 90.
Its nearest match in size: 1755 Blake St
The screened building closest to 1099 E 18th Ave in converted floor area is 1755 Blake St: 107,367 sq ft over 5 stories, against 103,448 sq ft over 5 here.
1099 E 18th Ave scores 51 to its 58, and with the size held roughly equal most of that shortfall comes from daylight efficiency: 59 out of 100 here, 70 there (75% of the floor area within 35 ft of a facade, scored from 40% up to 90%). On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 7,100 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 1099 E 18th Ave $4.6M, on the assumption it qualifies. Whether it does, no published dataset can say.
That figure assumes the building meets the Act’s vacant-and-abandoned test, which turns on code-enforcement and receivership records no city publishes.
It does not sit in a 2018 designated Opportunity Zone, so it would not draw that Section 201 priority.
Other buildings screened near 1099 E 18th Ave
The 4 closest the screen also covers, from 180 ft away. They are the colored outlines on the plan at the top of this page.
- 1818 N Ogden St7 stories · 68% daylit · 122 estimated homes · scores 47/100 (Marginal)about 180 ft away
- 1010 E 19th Ave10 stories · 100% daylit · already an apartment buildingabout 240 ft away
- 1960 N Ogden St8 stories · 79% daylit · 244 estimated homes · scores 70/100 (Worth a feasibility study)about 550 ft away
- 1833 N Emerson St6 stories · 90% daylit · already an apartment buildingabout 790 ft away
A screen, not a feasibility study, from outlines and heights rather than plans: the method and how to correct a figure. If you know this building’s interior, you know what this model cannot see.