25 E 16th Ave

25 E 16th Ave is a 38-story building in Greater Downtown Denver with 73% of its floor area within daylight reach of a facade. This screen estimates 817 homes and scores it 63 out of 100 for office-to-residential conversion suitability.

CO-1 · Screened 2026-09-19 · Worth a feasibility study

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

Also addressed as 1670 N Broadway, 1680 N Broadway, 1617 N Lincoln St and 1635 N Lincoln St: Denver’s address records place all 5 on this one footprint.

Where 25 E 16th Ave 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
25 E 16th Ave

25 E 16th Ave 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. 25 E 16th Ave 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: 73% of the building’s floor area sits within daylight reach of a facade; the drawing shows its typical floor, where the share is 74%. The shading is daylight, darkest at the windows and gone 35 ft in. The hatched area is windowless core: 5,684 sq ft per typical floor that must be renovated but can never be rented as an apartment. The dimension marks the deepest interior point, 56 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: 5,684 sq ft on the floor the screen scores, and 286,374 sq ft over 37 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 37 residential floors this building carries 286,374 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 216 apartments here, alongside 2 non-residential records. 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 25 E 16th Ave, 2026-09-19.

Suitability scoreWorth a feasibility study	63 / 100
Storiesfrom 457 ft aerial-survey height ÷ 12 ft floor-to-floor	38
Height bandsfloor plate by floor range, from the city's roof outlines	Floors 1–2: 84,902 sq ft · Floors 3–4: 83,433 sq ft · Floor 5: 43,932 sq ft · Floors 6–7: 41,999 sq ft · Floor 8: 31,986 sq ft · Floors 9–36: 22,133 sq ft · Floor 37: 20,593 sq ft · Floor 38: 1,174 sq ft
Floor platetypical floor, from the city outlines	22,133 sq ft
Daylight efficiencyshare within 35 ft of a facade	73%
Deepest interior pointviability threshold is 80 ft	56 ft
Windowless coretypical floor; the building-wide total is in the text above	5,684 sq ft
Estimated homesat 750 sq ft average	817
Conversion cost$360/sq ft all-in on 1,053,163 sq ft	$379.1M
Gap before grantshortfall against completed value	$186.3M
Modeled RESIDE grantat the statutory per-award cap	$10.0M
BuiltDenver does not publish a construction year with this data	—
ZoningNorth Capitol Hill	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 591 ft of exterior wall, and across 37 residential floors the building carries 28,687 ft of it in total, divided among the 817 homes this screen estimates.

Its plate is compact at 0.80: 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 22.1 homes per floor. Its floors are not alike, though: the typical floor's deepest interior point is 56 ft from a facade, while its worst floor reaches 97 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 25 E 16th Ave scores 63 out of 100

Daylight efficiency 66, Interior depth 59, Scale 100, Finance 22 — each out of 100, then weighted.

Score components for 25 E 16th Ave. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency73% of the floor area within 35 ft of a facade, scored from 40% up to 90%	66	45%	29.5
Interior depthdeepest interior point 56 ft from a facade, scored from 80 ft down to 40 ft	59	25%	14.8
Scale817 estimated homes, scored from 0 up to 150	100	15%	15.0
Financeremaining gap is 47% of conversion cost, scored from 60% down to 0%	22	15%	3.4

Most of what it earns comes from daylight efficiency, and what holds it back most is finance, at 22 out of 100: remaining gap is 47% of conversion cost, scored from 60% down to 0%.

What the conversion would cost

$360 per square foot all-in across 1,053,163 sq ft of converted floor, or $379.1M in total — about $464K for each of the 817 homes.

All-in cost per square foot for 25 E 16th 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 286,374 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 817 homes is $192.8M.

What would have to be true

A $186.3M gap before any grant, $176.3M after the modeled one. The smallest single change that would close it: average unit size 48% down.

The shortfall before any grant is $186.3M. Closing it from the value side means each of the 817 homes finishing at $464K rather than the $236K the model assumes — 97% more. Closing it from the cost side means getting all-in cost down from $360 to $183 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $452K a home. That is still above the $236K assumed, leaving $176.3M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 25 E 16th Ave, one alone would close the gap at:

Single-assumption flip points for 25 E 16th Ave, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	48% downto 392 sq ft
Conversion cost per square foot	64% downto $93/sq ft
Completed value per home	91% upto $452K

All four are sliders in the survey, where 25 E 16th Ave re-scores against your own numbers.

How it compares in Greater Downtown Denver

25 E 16th Ave ranks 155th of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 21% of them, and shallower than 52% of them at its deepest interior point. On size it is the 17th 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 D-C zone

37th of 41 in North Capitol Hill, 55th of 72 zoned D-C — the comparison that shares its rules, rents and streets.

Denver places 41 of the screened buildings in North Capitol Hill. 25 E 16th Ave ranks 37th 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 56 ft, and together they would hold an estimated 8,820 homes. The group’s top scorer is 1776 N Grant St, at 97.

72 of the screened buildings are zoned D-C. 25 E 16th Ave ranks 55th 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 56 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: 650 15th St

The screened building closest to 25 E 16th Ave in converted floor area is 650 15th St: 1,078,102 sq ft over 37 stories, against 1,053,163 sq ft over 38 here.

25 E 16th Ave scores 63 to its 71, and with the size held roughly equal most of that shortfall comes from interior depth: 59 out of 100 here, 100 there (deepest interior point 39 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 2,000 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 25 E 16th Ave $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 25 E 16th Ave

The 4 closest the screen also covers, from 200 ft away. They are the colored outlines on the plan at the top of this page.

1600 N Broadway
29 stories · 75% daylit · 503 estimated homes · scores 64/100 (Worth a feasibility study)
about 200 ft away
1660 N Lincoln St
31 stories · 82% daylit · 431 estimated homes · scores 71/100 (Strong candidate)
about 310 ft away
1675 N Broadway
30 stories · 80% daylit · 333 estimated homes · scores 68/100 (Worth a feasibility study)
about 350 ft away
1625 N Broadway
32 stories · 80% daylit · 358 estimated homes · scores 69/100 (Worth a feasibility study)
about 360 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.