475 17th St

475 17th St is a 18-story building in Greater Downtown Denver with 86% of its floor area within daylight reach of a facade. This screen estimates 260 homes and scores it 75 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 1730 Glenarm Pl and 1740 Glenarm Pl: Denver’s address records place all 3 on this one footprint.

Where 475 17th 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
475 17th St

475 17th 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. 475 17th 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: 86% of the building’s floor area sits within daylight reach of a facade; the drawing shows its typical floor, where the share is 79%. The shading is daylight, darkest at the windows and gone 35 ft in. The hatched area is windowless core: 6,341 sq ft per typical floor that must be renovated but can never be rented as an apartment. The dimension marks the deepest interior point, 62 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: 6,341 sq ft on the floor the screen scores, and 40,505 sq ft over 17 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 17 residential floors this building carries 40,505 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 475 17th St, 2026-09-19.

Suitability scoreStrong candidate	75 / 100
Storiesfrom 215 ft aerial-survey height ÷ 12 ft floor-to-floor	18
Height bandsfloor plate by floor range, from the city's roof outlines	Floors 1–6: 30,510 sq ft · Floor 7: 19,982 sq ft · Floor 8: 12,381 sq ft · Floors 9–10: 11,699 sq ft · Floors 11–16: 10,963 sq ft · Floors 17–18: 5,151 sq ft
Floor platetypical floor, from the city outlines	30,510 sq ft
Daylight efficiencyshare within 35 ft of a facade	86%
Deepest interior pointviability threshold is 80 ft	62 ft
Windowless coretypical floor; the building-wide total is in the text above	6,341 sq ft
Estimated homesat 750 sq ft average	260
Conversion cost$360/sq ft all-in on 284,395 sq ft	$102.4M
Gap before grantshortfall against completed value	$41.0M
Modeled RESIDE grantat the statutory per-award cap	$10.0M
BuiltDenver does not publish a construction year with this data	—
ZoningCBD	D-C
Opportunity Zonenot in a 2018 designated tract	No

The plan: window line, shape and floor rhythm

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

The typical floor has 858 ft of exterior wall, and across 17 residential floors the building carries 10,273 ft of it in total, divided among the 260 homes this screen estimates.

Its plate is moderately compact at 0.52: 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 15.3 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 475 17th St scores 75 out of 100

Daylight efficiency 92, Interior depth 45, Scale 100, Finance 49 — each out of 100, then weighted.

Score components for 475 17th St. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency86% of the floor area within 35 ft of a facade, scored from 40% up to 90%	92	45%	41.2
Interior depthdeepest interior point 62 ft from a facade, scored from 80 ft down to 40 ft	45	25%	11.3
Scale260 estimated homes, scored from 0 up to 150	100	15%	15.0
Financeremaining gap is 30% of conversion cost, scored from 60% down to 0%	49	15%	7.4

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 284,395 sq ft of converted floor, or $102.4M in total — about $394K for each of the 260 homes.

All-in cost per square foot for 475 17th 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 40,505 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 260 homes is $61.4M.

What would have to be true

A $41.0M gap before any grant, $31.0M after the modeled one. The smallest single change that would close it: average unit size 34% down.

The shortfall before any grant is $41.0M. Closing it from the value side means each of the 260 homes finishing at $394K rather than the $236K the model assumes — 67% more. Closing it from the cost side means getting all-in cost down from $360 to $216 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $355K a home. That is still above the $236K assumed, leaving $31.0M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 475 17th St, one alone would close the gap at:

Single-assumption flip points for 475 17th St, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	34% downto 498 sq ft
Conversion cost per square foot	42% downto $151/sq ft
Completed value per home	51% upto $355K

All four are sliders in the survey, where 475 17th St re-scores against your own numbers.

How it compares in Greater Downtown Denver

475 17th St ranks 97th of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 59% of them, and shallower than 29% of them at its deepest interior point. On size it is the 79th 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 CBD and the D-C zone

31st of 75 in CBD, 32nd of 72 zoned D-C — the comparison that shares its rules, rents and streets.

Denver places 75 of the screened buildings in CBD. 475 17th St ranks 31st of them against a median score of 71. 40 score 70 or more, their median deepest interior point is 56 ft from a facade against this building’s 62 ft, and together they would hold an estimated 33,698 homes. The group’s top scorer is 918 17th St, at 97.

72 of the screened buildings are zoned D-C. 475 17th St ranks 32nd 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 62 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: 1825 Lawrence St

The screened building closest to 475 17th St in converted floor area is 1825 Lawrence St: 264,265 sq ft over 18 stories, against 284,395 sq ft over 18 here.

The two land within a few points of each other — 75 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 2,700 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 475 17th St $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 475 17th St

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.

1801 N Broadway
20 stories · 84% daylit · 232 estimated homes · scores 77/100 (Strong candidate)
about 200 ft away
444 17th St
12 stories · 100% daylit · already a condominium building
about 260 ft away
321 17th St
20 stories · 84% daylit · 321 estimated homes · scores 68/100 (Worth a feasibility study)
about 280 ft away
515 17th St
42 stories · 77% daylit · 1,110 estimated homes · scores 65/100 (Worth a feasibility study)
about 290 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.