2000 Arapahoe St

2000 Arapahoe St is a 13-story building in Greater Downtown Denver with 85% of its floor area within daylight reach of a facade. This screen estimates 140 homes and scores it 74 out of 100 for office-to-residential conversion suitability.

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

Build a conversion planCheck its numbers, lay out its homes and get a two-page PDF. Free.

Also addressed as 2020 Arapahoe St: Denver’s address records place both on this one footprint.

Where 2000 Arapahoe 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
2000 Arapahoe St

2000 Arapahoe 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. 2000 Arapahoe 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: 85% of the building’s floor area sits within daylight reach of a facade; the drawing shows its typical floor, where the share is 76%. The shading is daylight, darkest at the windows and gone 35 ft in. The hatched area is windowless core: 4,503 sq ft per typical floor that must be renovated but can never be rented as an apartment. The dimension marks the deepest interior point, 63 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: 4,503 sq ft on the floor the screen scores, and 23,738 sq ft over 12 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 12 residential floors this building carries 23,738 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment.

Part of this building is already homes. Denver's property records list 52 condominiums here, alongside 1 non-residential record. The figures here treat the whole building as convertible, so read them as an upper bound and check which floors are already housing.

Modeled conversion metrics for 2000 Arapahoe St, 2026-09-19.

Suitability scoreStrong candidate	74 / 100
Storiesfrom 158 ft aerial-survey height ÷ 12 ft floor-to-floor	13
Height bandsfloor plate by floor range, from the city's roof outlines	Floors 1–6: 19,130 sq ft · Floor 7: 12,697 sq ft · Floors 8–12: 9,299 sq ft · Floor 13: 616 sq ft
Floor platetypical floor, from the city outlines	19,130 sq ft
Daylight efficiencyshare within 35 ft of a facade	85%
Deepest interior pointviability threshold is 80 ft	63 ft
Windowless coretypical floor; the building-wide total is in the text above	4,503 sq ft
Estimated homesat 750 sq ft average	140
Conversion cost$360/sq ft all-in on 155,461 sq ft	$56.0M
Gap before grantshortfall against completed value	$22.9M
Modeled RESIDE grantbelow the statutory cap	$8.4M
BuiltDenver does not publish a construction year with this data	—
ZoningFive Points	D-AS-20+
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 574 ft of exterior wall, and across 12 residential floors the building carries 5,774 ft of it in total, divided among the 140 homes this screen estimates.

Its plate is compact at 0.73: 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 11.7 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 2000 Arapahoe St scores 74 out of 100

Daylight efficiency 89, Interior depth 44, Scale 93, Finance 57 — each out of 100, then weighted.

Score components for 2000 Arapahoe St. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency85% of the floor area within 35 ft of a facade, scored from 40% up to 90%	89	45%	40.3
Interior depthdeepest interior point 63 ft from a facade, scored from 80 ft down to 40 ft	44	25%	10.9
Scale140 estimated homes, scored from 0 up to 150	93	15%	14.0
Financeremaining gap is 26% of conversion cost, scored from 60% down to 0%	57	15%	8.5

Most of what it earns comes from daylight efficiency, and what holds it back most is interior depth, at 44 out of 100: deepest interior point 63 ft from a facade, scored from 80 ft down to 40 ft.

What the conversion would cost

$360 per square foot all-in across 155,461 sq ft of converted floor, or $56.0M in total — about $400K for each of the 140 homes.

All-in cost per square foot for 2000 Arapahoe 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 23,738 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 140 homes is $33.0M.

What would have to be true

A $22.9M gap before any grant, $14.5M after the modeled one. The smallest single change that would close it: average unit size 28% down.

The shortfall before any grant is $22.9M. Closing it from the value side means each of the 140 homes finishing at $400K rather than the $236K the model assumes — 69% more. Closing it from the cost side means getting all-in cost down from $360 to $213 per square foot.

A modeled RESIDE grant of $8.4M moves that threshold to $340K a home. That is still above the $236K assumed, leaving $14.5M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 2000 Arapahoe St, one alone would close the gap at:

Single-assumption flip points for 2000 Arapahoe St, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	28% downto 540 sq ft
Conversion cost per square foot	36% downto $167/sq ft
Completed value per home	44% upto $340K

All four are sliders in the survey, where 2000 Arapahoe St re-scores against your own numbers.

How it compares in Greater Downtown Denver

2000 Arapahoe St ranks 103rd of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 57% of them, and shallower than 24% of them at its deepest interior point. On size it is the 140th 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

9th of 20 in Five Points — the comparison that shares its rules, rents and streets.

Denver places 20 of the screened buildings in Five Points. 2000 Arapahoe St ranks 9th 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 63 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: 2005 17th St

The screened building closest to 2000 Arapahoe St in converted floor area is 2005 17th St: 157,607 sq ft over 12 stories, against 155,461 sq ft over 13 here.

2000 Arapahoe St scores 74 to its 87, and with the size held roughly equal most of that shortfall comes from interior depth: 44 out of 100 here, 87 there (deepest interior point 45 ft from a facade, scored from 80 ft down to 40 ft). On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 3,600 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 2000 Arapahoe St $8.4M, 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 2000 Arapahoe St

The 4 closest the screen also covers, from 320 ft away. They are the colored outlines on the plan at the top of this page.

1955 Arapahoe St
13 stories · 100% daylit · already an apartment building
about 320 ft away
2063 Curtis St
5 stories · 100% daylit · already an apartment building
about 330 ft away
2020 Lawrence St
12 stories · 85% daylit · 294 estimated homes · scores 85/100 (Strong candidate)
about 380 ft away
1956 Lawrence St
12 stories · 89% daylit · 160 estimated homes · scores 92/100 (Strong candidate)
about 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.