1137 16th St
1137 16th St is a 34-story building in Greater Downtown Denver with 68% of its floor area within daylight reach of a facade. This screen estimates 1,180 homes and scores it 53 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Worth a feasibility study
Also addressed as 1147 16th St, 1167 16th St, 1187 16th St, 1201 16th St, 1110 17th St, 1200 17th St, 1610 Larimer St, 1666 Larimer St and 1672 Lawrence St: Denver’s address records place all 10 on this one footprint.
Where 1137 16th St is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 1137 16th St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Across its 33 residential floors this building carries 529,315 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 1137 16th St, 2026-09-19.
| Suitability scoreWorth a feasibility study | 53 / 100 |
|---|---|
| Storiesfrom 413 ft aerial-survey height ÷ 12 ft floor-to-floor | 34 |
| Height bandsfloor plate by floor range, from the city's roof outlines | Floor 1: 151,359 sq ft · Floor 2: 147,472 sq ft · Floor 3: 145,893 sq ft · Floor 4: 142,824 sq ft · Floor 5: 141,567 sq ft · Floor 6: 140,352 sq ft · Floor 7: 68,651 sq ft · Floor 8: 42,081 sq ft · Floor 9: 41,578 sq ft · Floors 10–21: 39,343 sq ft · Floors 22–33: 23,196 sq ft · Floor 34: 15,198 sq ft |
| Floor platetypical floor, from the city outlines | 39,343 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 68% |
| Deepest interior pointviability threshold is 80 ft | 63 ft |
| Windowless coretypical floor; the building-wide total is in the text above | 6,347 sq ft |
| Estimated homesat 750 sq ft average | 1,180 |
| Conversion cost$360/sq ft all-in on 1,636,081 sq ft | $589.0M |
| Gap before grantshortfall against completed value | $310.5M |
| Modeled RESIDE grantat the statutory per-award cap | $10.0M |
| BuiltDenver does not publish a construction year with this data | — |
| ZoningUnion Station | D-C |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
35 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 1,262 ft of exterior wall, and across 33 residential floors the building carries 40,717 ft of it in total, divided among the 1,180 homes this screen estimates.
Its plate is elongated at 0.31: a slab or an L, which is why so much of the floor lies within reach of a window: the outline buys daylight that a square plan of the same area would not. How window line and plate shape are measured.
At the model’s 750 sq ft average, the plan works out at about 35.8 homes per floor. Its floors are not alike, though: the typical floor's deepest interior point is 63 ft from a facade, while its worst floor reaches 133 ft. The score follows the typical floor, so a podium that could not hold a bedroom does not by itself sink a slim tower above it — but it is there, and it is part of what would have to be drawn around.
Why 1137 16th St scores 53 out of 100
Daylight efficiency 55, Interior depth 43, Scale 100, Finance 15 — each out of 100, then weighted.
Score components for 1137 16th St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency68% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 55 | 45% | 24.9 |
| Interior depthdeepest interior point 63 ft from a facade, scored from 80 ft down to 40 ft | 43 | 25% | 10.9 |
| Scale1180 estimated homes, scored from 0 up to 150 | 100 | 15% | 15.0 |
| Financeremaining gap is 51% of conversion cost, scored from 60% down to 0% | 15 | 15% | 2.2 |
Most of what it earns comes from daylight efficiency, and what holds it back most is finance, at 15 out of 100: remaining gap is 51% of conversion cost, scored from 60% down to 0%.
What the conversion would cost
$360 per square foot all-in across 1,636,081 sq ft of converted floor, or $589.0M in total — about $499K for each of the 1,180 homes.
All-in cost per square foot for 1137 16th St: 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 529,315 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 1,180 homes is $278.5M.
What would have to be true
A $310.5M gap before any grant, $300.5M after the modeled one. The smallest single change that would close it: average unit size 52% down.
The shortfall before any grant is $310.5M. Closing it from the value side means each of the 1,180 homes finishing at $499K rather than the $236K the model assumes — 112% more. Closing it from the cost side means getting all-in cost down from $360 to $170 per square foot.
A modeled RESIDE grant of $10.0M moves that threshold to $491K a home. That is still above the $236K assumed, leaving $300.5M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 1137 16th St, one alone would close the gap at:
Single-assumption flip points for 1137 16th St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 52% downto 361 sq ft |
|---|---|
| Conversion cost per square foot | 71% downto $76/sq ft |
| Completed value per home | 108% upto $491K |
All four are sliders in the survey, where 1137 16th St re-scores against your own numbers.
How it compares in Greater Downtown Denver
1137 16th St ranks 188th of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 8% of them, and shallower than 23% of them at its deepest interior point. On size it is the 7th 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 Union Station and the D-C zone
50th of 55 in Union Station, 66th of 72 zoned D-C — the comparison that shares its rules, rents and streets.
Denver places 55 of the screened buildings in Union Station. 1137 16th St ranks 50th of them against a median score of 69. 23 score 70 or more, their median deepest interior point is 61 ft from a facade against this building’s 63 ft, and together they would hold an estimated 13,167 homes. The group’s top scorer is 1600 17th St, at 95.
72 of the screened buildings are zoned D-C. 1137 16th St ranks 66th of them against a median score of 73. 39 score 70 or more, their median deepest interior point is 57 ft from a facade against this building’s 63 ft, and together they would hold an estimated 32,881 homes. The group’s top scorer is 721 19th St, at 95.
Its nearest match in size: 999 18th St
The screened building closest to 1137 16th St in converted floor area is 999 18th St: 1,591,416 sq ft over 36 stories, against 1,636,081 sq ft over 34 here.
1137 16th St scores 53 to its 81, and with the size held roughly equal most of that shortfall comes from daylight efficiency: 55 out of 100 here, 95 there (88% 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 1,300 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 1137 16th St $10.0M, 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 1137 16th St
The 4 closest the screen also covers, from 400 ft away. They are the colored outlines on the plan at the top of this page.
- 1301 16th St26 stories · 87% daylit · already a condominium buildingabout 400 ft away
- 1512 Larimer St13 stories · 87% daylit · already a condominium buildingabout 430 ft away
- 1111 15th St19 stories · 86% daylit · 562 estimated homes · scores 83/100 (Strong candidate)about 480 ft away
- 1575 Lawrence St6 stories · 97% daylit · already a condominium buildingabout 520 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.