3198 Blake St
3198 Blake St is a 7-story building in Greater Downtown Denver with 81% of its floor area within daylight reach of a facade. This screen estimates 80 homes and scores it 64 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Worth a feasibility study
Where 3198 Blake St is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 3198 Blake St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Every floor carries 2,967 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment. Across 6 residential floors that is 17,803 sq ft of cost carrying no revenue.
Part of this building is already homes. Denver's property records list 28 condominiums 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 3198 Blake St, 2026-09-19.
| Suitability scoreWorth a feasibility study | 64 / 100 |
|---|---|
| Storiesfrom 80 ft aerial-survey height ÷ 12 ft floor-to-floor | 7 |
| Floor plateper floor, from the city footprint | 15,507 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 81% |
| Deepest interior pointviability threshold is 80 ft | 62 ft |
| Windowless coreper floor — renovated but never rentable | 2,967 sq ft |
| Estimated homesat 750 sq ft average | 80 |
| Conversion cost$360/sq ft all-in on 93,040 sq ft | $33.5M |
| Gap before grantshortfall against completed value | $14.6M |
| Modeled RESIDE grantbelow the statutory cap | $4.8M |
| BuiltDenver does not publish a construction year with this data | — |
| ZoningFive Points | C-MX-5 |
| Opportunity Zonenot in a 2018 designated tract | No |
The plan: window line, shape and floor rhythm
37 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 498 ft of exterior wall, and across 6 residential floors the building carries 2,988 ft of it in total, divided among the 80 homes this screen estimates.
Its plate is compact at 0.79: 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 13.3 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 3198 Blake St scores 64 out of 100
Daylight efficiency 82, Interior depth 45, Scale 53, Finance 51 — each out of 100, then weighted.
Score components for 3198 Blake St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency81% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 82 | 45% | 36.8 |
| Interior depthdeepest interior point 62 ft from a facade, scored from 80 ft down to 40 ft | 45 | 25% | 11.3 |
| Scale80 estimated homes, scored from 0 up to 150 | 53 | 15% | 8.0 |
| Financeremaining gap is 29% of conversion cost, scored from 60% down to 0% | 51 | 15% | 7.7 |
Most of what it earns comes from daylight efficiency, and what holds it back most is interior depth, at 45 out of 100: deepest interior point 62 ft from a facade, scored from 80 ft down to 40 ft.
What the conversion would cost
$360 per square foot all-in across 93,040 sq ft of converted floor, or $33.5M in total — about $419K for each of the 80 homes.
All-in cost per square foot for 3198 Blake 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 17,803 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 80 homes is $18.9M.
What would have to be true
A $14.6M gap before any grant, $9.8M after the modeled one. The smallest single change that would close it: average unit size 30% down.
The shortfall before any grant is $14.6M. Closing it from the value side means each of the 80 homes finishing at $419K rather than the $236K the model assumes — 77% more. Closing it from the cost side means getting all-in cost down from $360 to $203 per square foot.
A modeled RESIDE grant of $4.8M moves that threshold to $359K a home. That is still above the $236K assumed, leaving $9.8M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 3198 Blake St, one alone would close the gap at:
Single-assumption flip points for 3198 Blake St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 30% downto 528 sq ft |
|---|---|
| Conversion cost per square foot | 41% downto $155/sq ft |
| Completed value per home | 52% upto $359K |
All four are sliders in the survey, where 3198 Blake St re-scores against your own numbers.
How it compares in Greater Downtown Denver
3198 Blake St ranks 150th of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 44% of them, and shallower than 31% of them at its deepest interior point. On size it is the 177th 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
12th of 20 in Five Points — the comparison that shares its rules, rents and streets.
Denver places 20 of the screened buildings in Five Points. 3198 Blake St ranks 12th 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 62 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: 1745 Wazee St
The screened building closest to 3198 Blake St in converted floor area is 1745 Wazee St: 92,900 sq ft over 7 stories, against 93,040 sq ft over 7 here.
3198 Blake St scores 64 to its 68, and with the size held roughly equal most of that shortfall comes from interior depth: 45 out of 100 here, 63 there (deepest interior point 55 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 6,800 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 3198 Blake St $4.8M, 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 3198 Blake St
The 4 closest the screen also covers, from 520 ft away. They are the colored outlines on the plan at the top of this page.
- 3235 Larimer St6 stories · 70% daylit · already an apartment buildingabout 520 ft away
- 3320 N Brighton Blvd11 stories · 82% daylit · 207 estimated homes · scores 67/100 (Worth a feasibility study)about 1,230 ft away
- 3201 N Brighton Blvd6 stories · 89% daylit · already an apartment buildingabout 1,310 ft away
- 3463 Walnut St13 stories · 88% daylit · already an apartment buildingabout 1,380 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.