1595 N Pearl St
1595 N Pearl St is a 5-story building in Greater Downtown Denver with 89% of its floor area within daylight reach of a facade. This screen estimates 47 homes and scores it 77 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Strong candidate
Where 1595 N Pearl St is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 1595 N Pearl St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Every floor carries 1,441 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment. Across 4 residential floors that is 5,763 sq ft of cost carrying no revenue.
Modeled conversion metrics for 1595 N Pearl St, 2026-09-19.
| Suitability scoreStrong candidate | 77 / 100 |
|---|---|
| Storiesfrom 63 ft aerial-survey height ÷ 12 ft floor-to-floor | 5 |
| Floor plateper floor, from the city footprint | 12,685 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 89% |
| Deepest interior pointviability threshold is 80 ft | 49 ft |
| Windowless coreper floor — renovated but never rentable | 1,441 sq ft |
| Estimated homesat 750 sq ft average | 47 |
| Conversion cost$360/sq ft all-in on 50,740 sq ft | $18.3M |
| Gap before grantshortfall against completed value | $7.2M |
| Modeled RESIDE grantbelow the statutory cap | $2.8M |
| BuiltDenver does not publish a construction year with this data | — |
| ZoningNorth Capitol Hill | PUD |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
44 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 512 ft of exterior wall, and across 4 residential floors the building carries 2,047 ft of it in total, divided among the 47 homes this screen estimates.
Its plate is moderately compact at 0.61: 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 11.8 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 1595 N Pearl St scores 77 out of 100
Daylight efficiency 97, Interior depth 77, Scale 31, Finance 60 — each out of 100, then weighted.
Score components for 1595 N Pearl St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency89% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 97 | 45% | 43.8 |
| Interior depthdeepest interior point 49 ft from a facade, scored from 80 ft down to 40 ft | 77 | 25% | 19.2 |
| Scale47 estimated homes, scored from 0 up to 150 | 31 | 15% | 4.7 |
| Financeremaining gap is 24% of conversion cost, scored from 60% down to 0% | 60 | 15% | 9.0 |
Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 31 out of 100: 47 estimated homes, scored from 0 up to 150.
What the conversion would cost
$360 per square foot all-in across 50,740 sq ft of converted floor, or $18.3M in total — about $389K for each of the 47 homes.
All-in cost per square foot for 1595 N Pearl 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 5,763 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 47 homes is $11.1M.
What would have to be true
A $7.2M gap before any grant, $4.4M after the modeled one. The smallest single change that would close it: average unit size 23% down.
The shortfall before any grant is $7.2M. Closing it from the value side means each of the 47 homes finishing at $389K rather than the $236K the model assumes — 65% more. Closing it from the cost side means getting all-in cost down from $360 to $219 per square foot.
A modeled RESIDE grant of $2.8M moves that threshold to $329K a home. That is still above the $236K assumed, leaving $4.4M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 1595 N Pearl St, one alone would close the gap at:
Single-assumption flip points for 1595 N Pearl St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 23% downto 580 sq ft |
|---|---|
| Conversion cost per square foot | 33% downto $174/sq ft |
| Completed value per home | 39% upto $329K |
All four are sliders in the survey, where 1595 N Pearl St re-scores against your own numbers.
How it compares in Greater Downtown Denver
1595 N Pearl St ranks 93rd of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 69% of them, and shallower than 67% of them at its deepest interior point. On size it is the 202nd 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 North Capitol Hill and the PUD zone
28th of 41 in North Capitol Hill, 11th of 21 zoned PUD — the comparison that shares its rules, rents and streets.
Denver places 41 of the screened buildings in North Capitol Hill. 1595 N Pearl St ranks 28th of them against a median score of 85. 32 score 70 or more, their median deepest interior point is 47 ft from a facade against this building’s 49 ft, and together they would hold an estimated 8,820 homes. The group’s top scorer is 1776 N Grant St, at 97.
21 of the screened buildings are zoned PUD. 1595 N Pearl St ranks 11th of them against a median score of 77. 12 score 70 or more, their median deepest interior point is 49 ft from a facade against this building’s 49 ft, and together they would hold an estimated 5,808 homes. The group’s top scorer is 300 E 17th Ave, at 96.
Its nearest match in size: 1080 N Cherokee St
The screened building closest to 1595 N Pearl St in converted floor area is 1080 N Cherokee St: 49,951 sq ft over 5 stories, against 50,740 sq ft over 5 here.
The two land within a few points of each other — 77 here, 76 there — so at this size the screen reads them as much the same prospect. On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 4,200 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 1595 N Pearl St $2.8M, 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 1595 N Pearl St
The 4 closest the screen also covers, from 330 ft away. They are the colored outlines on the plan at the top of this page.
- 1575 N Pennsylvania St10 stories · 100% daylit · already an apartment buildingabout 330 ft away
- 551 E Colfax Ave5 stories · 93% daylit · already an apartment buildingabout 360 ft away
- 1633 N Pearl St10 stories · 93% daylit · already an apartment buildingabout 400 ft away
- 1615 N Pennsylvania St7 stories · 98% daylit · already an apartment buildingabout 420 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.