1888 N Sherman St

1888 N Sherman St is a 9-story building in Greater Downtown Denver with 90% of its floor area within daylight reach of a facade. This screen estimates 69 homes and scores it 79 out of 100 for office-to-residential conversion suitability.

CO-1 · Screened 2026-09-19 · Strong candidate

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Where 1888 N Sherman St is

Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.

Suitability score

0–29

30–49

50–69

70–100

Already housing
Not screened
1888 N Sherman St

1888 N Sherman St and the 1,000 ft of Greater Downtown Denver around it. The streets are drawn at the width of the right-of-way they run down, sidewalks included, and named, and every building on these blocks is drawn. What is left open and stippled is neither: a surface lot, a plaza or a vacant parcel. The screened buildings are colored by the ramp above, the same one the district map uses, carry their score, and each is a link to its own page. Each casts a shadow as long as its measured height lets it, so towers stand out from the low buildings around them; the unscreened buildings have no measured height and cast none. 1888 N Sherman St is outlined in its own score color at the outline it covers at ground level. Dashed inside it is the typical floor, the one the floor-plate figure below draws, because this building steps back as it rises. Its windowless core is hatched. The inset places it among every building the screen covers.

Typical floor plan: 90% of the building’s floor area sits within daylight reach of a facade; the drawing shows its typical floor, where the share is 90%. The shading is daylight, darkest at the windows and gone 35 ft in. The hatched area is windowless core: 1,056 sq ft per typical floor that must be renovated but can never be rented as an apartment. The dimension marks the deepest interior point, 51 ft from the nearest window. A–A is where the section beside it is cut.

Section A–A: cut across the depth of the plate, through the middle of the core. Daylight reaches 35 ft in from every facade, fading as it goes, and the hatched stripe left between the lit edges is floor that gets converted and can never be rented: 1,056 sq ft on the floor the screen scores, and 7,394 sq ft over 8 residential floors. The steps are where the building sets back as it rises. The shaded ground floor is converted like the rest and counted as no homes.

This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.

Across its 8 residential floors this building carries 7,394 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 1888 N Sherman St, 2026-09-19.

Suitability scoreStrong candidate	79 / 100
Storiesfrom 113 ft aerial-survey height ÷ 12 ft floor-to-floor	9
Height bandsfloor plate by floor range, from the city's roof outlines	Floors 1–8: 10,329 sq ft · Floor 9: 700 sq ft
Floor platetypical floor, from the city outlines	10,329 sq ft
Daylight efficiencyshare within 35 ft of a facade	90%
Deepest interior pointviability threshold is 80 ft	51 ft
Windowless coretypical floor; the building-wide total is in the text above	1,056 sq ft
Estimated homesat 750 sq ft average	69
Conversion cost$360/sq ft all-in on 73,003 sq ft	$26.3M
Gap before grantshortfall against completed value	$10.0M
Modeled RESIDE grantbelow the statutory cap	$4.1M
BuiltDenver does not publish a construction year with this data	—
ZoningNorth Capitol Hill	C-MX-16
Opportunity Zonenot in a 2018 designated tract	No

The plan: window line, shape and floor rhythm

41 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.

The typical floor has 388 ft of exterior wall, and across 8 residential floors the building carries 2,823 ft of it in total, divided among the 69 homes this screen estimates.

Its plate is compact at 0.86: close to a square or a circle, the most efficient envelope an office can have and the least generous one for apartments: little perimeter to divide among homes. How window line and plate shape are measured.

At the model’s 750 sq ft average, the plan works out at about 8.6 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 1888 N Sherman St scores 79 out of 100

Daylight efficiency 100, Interior depth 73, Scale 46, Finance 63 — each out of 100, then weighted.

Score components for 1888 N Sherman St. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency90% of the floor area within 35 ft of a facade, scored from 40% up to 90%	100	45%	44.9
Interior depthdeepest interior point 51 ft from a facade, scored from 80 ft down to 40 ft	73	25%	18.2
Scale69 estimated homes, scored from 0 up to 150	46	15%	6.9
Financeremaining gap is 22% of conversion cost, scored from 60% down to 0%	63	15%	9.4

Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 46 out of 100: 69 estimated homes, scored from 0 up to 150.

What the conversion would cost

$360 per square foot all-in across 73,003 sq ft of converted floor, or $26.3M in total — about $381K for each of the 69 homes.

All-in cost per square foot for 1888 N Sherman 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 7,394 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 69 homes is $16.3M.

What would have to be true

A $10.0M gap before any grant, $5.9M after the modeled one. The smallest single change that would close it: average unit size 21% down.

The shortfall before any grant is $10.0M. Closing it from the value side means each of the 69 homes finishing at $381K rather than the $236K the model assumes — 61% more. Closing it from the cost side means getting all-in cost down from $360 to $223 per square foot.

A modeled RESIDE grant of $4.1M moves that threshold to $321K a home. That is still above the $236K assumed, leaving $5.9M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 1888 N Sherman St, one alone would close the gap at:

Single-assumption flip points for 1888 N Sherman St, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	21% downto 590 sq ft
Conversion cost per square foot	31% downto $180/sq ft
Completed value per home	36% upto $321K

All four are sliders in the survey, where 1888 N Sherman St re-scores against your own numbers.

How it compares in Greater Downtown Denver

1888 N Sherman St ranks 80th of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 73% of them, and shallower than 64% of them at its deepest interior point. On size it is the 187th 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 C-MX-16 zone

26th of 41 in North Capitol Hill, 4th of 7 zoned C-MX-16 — the comparison that shares its rules, rents and streets.

Denver places 41 of the screened buildings in North Capitol Hill. 1888 N Sherman St ranks 26th 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 51 ft, and together they would hold an estimated 8,820 homes. The group’s top scorer is 1776 N Grant St, at 97.

7 of the screened buildings are zoned C-MX-16. 1888 N Sherman St ranks 4th of them against a median score of 79. 6 score 70 or more, their median deepest interior point is 51 ft from a facade against this building’s 51 ft, and together they would hold an estimated 556 homes. The group’s top scorer is 1905 N Sherman St, at 87.

Its nearest match in size: 500 15th St

The screened building closest to 1888 N Sherman St in converted floor area is 500 15th St: 76,199 sq ft over 8 stories, against 73,003 sq ft over 9 here.

The two land within a few points of each other — 79 here, 77 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 2,400 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 1888 N Sherman St $4.1M, 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 1888 N Sherman St

The 4 closest the screen also covers, from 190 ft away. They are the colored outlines on the plan at the top of this page.

1827 N Grant St
14 stories · 95% daylit · already a condominium building
about 190 ft away
140 E 19th Ave
8 stories · 100% daylit · 45 estimated homes · scores 86/100 (Strong candidate)
about 210 ft away
1845 N Sherman St
8 stories · 79% daylit · 90 estimated homes · scores 63/100 (Worth a feasibility study)
about 250 ft away
1905 N Sherman St
10 stories · 100% daylit · 54 estimated homes · scores 87/100 (Strong candidate)
about 270 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.