Just a block behind the Grand Galvez, a modest sign on a brick façade quietly identifies the Niccolai Apartments. Completed in 1934, this 91-year-old building stands as a testament to Galveston’s evolving residential landscape. 

 The Insurance Board records for 1811 20th Street reveal just how tangled the island’s property histories can be. Its story is deeply intertwined with that of 2001 Avenue O ½, making it nearly impossible to chronicle one without the other. 

 Originally part of the same lot, 1811 20th Street shares roots with the corner property at 2001 Avenue O ½, home to a former grocery store built by Carlo (Charles) Vaiani. 

 Vaiani also operated a separate grocery at 1902 Avenue N - today the site of the Salty Dog Wash - and leased the Avenue O ½ location to other grocers over the years. These overlapping footprints and shifting uses reflect the dynamic character of Galveston’s historic neighborhoods. 

 Vaiani and his wife, Aleida Guelfi, both born in Italy in 1874, arrived in America in the early 1890s - he in 1890, she in 1891. They were married in July 1894 in Galveston. 

 The grocery store at 2001 Avenue O ½ was constructed in 1904 and first appears in the 1905 city directory under the management of Silvio Alderigi (1873-1941), a grocer from Pisa, Italy. Alderigi leased the building until 1909, when it was taken over by another Italian immigrant family - the Franceschis - who operated the store until 1922. 

 During much of that period, the store was run by Clementina Franceschi (1867-1914), the family’s matriarch. After her passing, her children continued to operate the business under her name, a tribute to her enduring presence in the neighborhood. 

 

 In 1909, a separate rental dwelling was added to the rear of the lot at 1811 20th Street. The long, narrow house was rented to a rotating cast of tenants including laborers, widows, and small families at a monthly rate of $10.50. 

 For a time, it served as both the residence and office of Ferdinand Chimene (1861-1933), who ran his company Galveston Lamps and Oil from the property. 

 In 1922, Vaiani sold both the grocery and the adjoining rental house to Aderbane Louis “Albert” Niccolai (1894-1977), an Italian immigrant, and his wife Amelia Foltin (1903-1990), marking the beginning of the Niccolai family’s long association with the site. 

 Their granddaughter, Rose Marie Niccolai Carter, has fond memories of her grandparents’ home, where the sound of Italian filled the air as friends and neighbors gathered. “It was a very Italian neighborhood,” she shared. 

 Carter recounted her grandfather’s journey to America: “My grandfather came to America in 1916 through Ellis Island with a cousin,” she said. “And I think you had to have a certain amount of money to be approved at customs.” 

 To meet that requirement, each family member passed through customs one at a time, quietly handing the same cash back and forth to ensure approval - a clever act of solidarity that reflected both resourcefulness and resilience. 

 “When he first came to Galveston, my grandfather worked as a chauffeur for a gentleman named Mr. Brewer Key,” Carter recalled. 

 Brewer W. Key (1859-1922), founder of the Gulf Lumber Company, was a prominent figure in Galveston’s business community. Key left the bulk of his estate to the City of Galveston to benefit the public school system. 

 Upon his death in 1922, Key not only gifted most of his fortune to the city but also left $2,000 to Niccolai. “And that's how my grandfather got his start and was able to buy property,” Carter said. 

 “I still have Mr. Key’s shaving mug.” Key, she noted, was remembered for his large, distinguished moustache. 

 That same year, Niccolai purchased the grocery store and moved his family into the upstairs residence, marking the beginning of a new chapter. 

 In 1933, the tenant building adjacent to the corner store was relocated around the corner to 1917 Avenue O ½, where it still stands today. On the vacated lot, Niccolai constructed a new brick apartment building featuring four units, which officially opened in April 1934. 

 Designed with flexibility in mind, the apartments were available furnished or unfurnished, and each came equipped with a modern convenience of the era - a brand-new Frigidaire refrigerator. 

 The first residents brought life to the building: Lloyed C. and Cath Abel settled into Unit #1, Alfred A. and Katherine Borofsky into Unit #2, Frank W. Heffernan into Unit #3, and Frank L. and Pauline McIntosh into Unit #4. 

 Niccolai continued operating the store next door through the late 1940s, renaming it the Victory Cash Store and Market during World War II - a patriotic nod to the times. In 1949, he sold the business to John and Pasquina Danesi, shifting his focus to the growing portfolio of rental properties he owned in Galveston. 

 Over the decades, the apartment building passed through several owners and gradually fell into disrepair. Today, it’s experiencing a revival. 

 Paul Church and his wife Petra Puzzo, the current owners, have spent the past two years restoring the Niccolai Apartments and its four units. The renovation has been a labor of love and no small challenge, but their efforts are breathing new life into this historic corner of Galveston. 

 Church has a passion for restoring historic buildings, even when the process tests his patience. “They are fun to put back the way they were. Fun and painful,” he said. “Over the last 10 years, we’ve redone over 40 or 50 homes.” His Houston-based construction company is Construction Management Services of Texas. 

 Church first encountered the Niccolai Apartments while working on a house across the street - a pink building he affectionately calls the ‘Mini Galvez.’ 

 “I met the owner of the Niccolai Apartments when I was rehabbing the house across the street,” he said. One afternoon, as he sat on the steps, the building seemed to call out to him. When the owner approached him about buying it, he didn’t hesitate. 

 The renovation revealed just how fragile the structure had become. “It was like you could see right through the walls. We tore it down to the studs and rebuilt the whole building,” Church said. 

 Despite the challenges, he found that the original brickwork provided a surprising amount of stability. 

 “The central brick and the parts that hooked into it were well-engineered and gave it some strength, but we had to rebuild all the subfloors and do a lot of leveling. All the plumbing and electrical systems are new, and we added central air conditioning to all the units.” Financing the project was another hurdle. 

“Financing is also always a tricky part of projects for investors in Galveston property, and we couldn’t have pulled together the construction fund for this one without Tom Berry at Investor Loan Source. He has a vision when it comes to these challenges.” 

 Although Church aimed to preserve the original layout of the Niccolai Apartments, a few structural changes proved unavoidable. One notable adjustment involved removing a window at the center of the building’s front façade - once used to illuminate the stairwell - to make room for a newly added closet. 

 To maintain the building’s vintage charm, Church sourced brick that matched the original and laid it in a striking herringbone pattern. The result is a visually appealing, period-appropriate detail that now anchors the front exterior.

 

 Inside, the renovation honors the building’s past. The original shiplap and hardwood floors remain intact, and distinctive features like built-in ironing boards have been thoughtfully preserved, offering a tactile connection to the craftsmanship of a bygone era. 

 Each apartment within the Niccolai building boasts its own distinct layout, and Church and Puzzo often joke about which unit they’d choose for themselves. While honoring the building’s history has been central to their approach, Church emphasizes that functionality and safety are just as important. 

 Thoughtful touches like built-in nightlights, stairwell illumination, impact-resistant windows, and security cameras ensure the property is both comfortable and secure. 

 The interiors are warm and inviting, but for Church, one feature stands out: “You can't beat the view of the Galvez.” 

 Plans for the building’s future reflect its blend of charm and practicality. One side will be reserved for long-term tenants, while the other two units will be available on Airbnb - offering visitors a chance to experience Galveston through the lens of its storied past. 

 “We put our hearts and souls into this building,” Church said. “It's been crazy, and it's finally ready.” 

 The restoration has also resonated with the Niccolai family. “I'm so happy that someone purchased the apartments and has made an effort to restore them,” shares Carter, a family representative. 

 After years of commuting between Houston and Galveston, Church and Puzzo are preparing to make the island their permanent home. 

 “We think it'll be fun,” said Church. “Galveston is like a small town, but with everything you need, and it always has festivities. I’m excited about it.”