1023 N Broadway

1023 N Broadway is a 6-story building in Greater Downtown Denver with 100% of its floor area within daylight reach of a facade. This screen estimates 47 homes and scores it 87 out of 100 for office-to-residential conversion suitability.

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

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Also addressed as 1025 N Broadway, 1027 N Broadway, 1033 N Broadway, 1037 N Broadway, 1043 N Broadway and 1047 N Broadway: Denver’s address records place all 7 on this one footprint.

Where 1023 N Broadway 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
1023 N Broadway

1023 N Broadway 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. 1023 N Broadway 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. The inset places it among every building the screen covers.

Typical floor plan: 100% of the building’s floor area sits within daylight reach of a facade; the drawing shows its typical floor, where the share is 100%. The shading is daylight, darkest at the windows and gone 35 ft in. Other floors of the building do carry windowless core. The dimension marks the deepest interior point, 23 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, and here it meets in the middle: the plate is thin enough that no floor is left windowless. 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 5 residential floors this building carries 0 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 1023 N Broadway, 2026-09-19.

Suitability scoreStrong candidate	87 / 100
Storiesfrom 72 ft aerial-survey height ÷ 12 ft floor-to-floor	6
Height bandsfloor plate by floor range, from the city's roof outlines	Floor 1: 20,960 sq ft · Floor 2: 17,908 sq ft · Floors 3–4: 10,928 sq ft · Floor 5: 2,904 sq ft · Floor 6: 1,571 sq ft
Floor platetypical floor, from the city outlines	10,928 sq ft
Daylight efficiencyshare within 35 ft of a facade	100%
Deepest interior pointviability threshold is 80 ft	23 ft
Windowless coretypical floor; the building-wide total is in the text above	0 sq ft
Estimated homesat 750 sq ft average	47
Conversion cost$360/sq ft all-in on 44,240 sq ft	$15.9M
Gap before grantshortfall against completed value	$4.8M
Modeled RESIDE grantbelow the statutory cap	$2.8M
BuiltDenver does not publish a construction year with this data	—
ZoningCivic Center	D-GT
Opportunity Zonenot in a 2018 designated tract	No

The plan: window line, shape and floor rhythm

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

The typical floor has 868 ft of exterior wall, and across 5 residential floors the building carries 3,248 ft of it in total, divided among the 47 homes this screen estimates.

Its plate is highly articulated at 0.18: a long, notched or wing-shaped outline with far more facade than its area needs — wasteful as an office envelope, and close to ideal for apartments. How window line and plate shape are measured.

At the model’s 750 sq ft average, the plan works out at about 9.4 homes per floor. Its floors are not alike, though: the typical floor's deepest interior point is 23 ft from a facade, while its worst floor reaches 51 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 1023 N Broadway scores 87 out of 100

Daylight efficiency 100, Interior depth 100, Scale 31, Finance 79 — each out of 100, then weighted.

Score components for 1023 N Broadway. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency100% of the floor area within 35 ft of a facade, scored from 40% up to 90%	100	45%	45.0
Interior depthdeepest interior point 23 ft from a facade, scored from 80 ft down to 40 ft	100	25%	25.0
Scale47 estimated homes, scored from 0 up to 150	31	15%	4.7
Financeremaining gap is 13% of conversion cost, scored from 60% down to 0%	79	15%	11.8

Most of what it earns comes from daylight efficiency, and what holds it back most is scale, at 31 out of 100: 47 estimated homes, scored from 0 up to 150.

What the conversion would cost

$360 per square foot all-in across 44,240 sq ft of converted floor, or $15.9M in total — about $339K for each of the 47 homes.

All-in cost per square foot for 1023 N Broadway: 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 circulation and service area that earns nothing directly. Against it the model sets a completed value of $236K a home, which for 47 homes is $11.1M.

What would have to be true

A $4.8M gap before any grant, $2.0M after the modeled one. The smallest single change that would close it: average unit size 13% down.

The shortfall before any grant is $4.8M. Closing it from the value side means each of the 47 homes finishing at $339K rather than the $236K the model assumes — 44% more. Closing it from the cost side means getting all-in cost down from $360 to $251 per square foot.

A modeled RESIDE grant of $2.8M moves that threshold to $279K a home. That is still above the $236K assumed, leaving $2.0M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 1023 N Broadway, one alone would close the gap at:

Single-assumption flip points for 1023 N Broadway, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	13% downto 655 sq ft
Circulation efficiency	14% upto 92%
Conversion cost per square foot	18% downto $214/sq ft
Completed value per home	18% upto $279K

All four are sliders in the survey, where 1023 N Broadway re-scores against your own numbers.

How it compares in Greater Downtown Denver

1023 N Broadway ranks 43rd of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 100% of them, and shallower than 100% of them at its deepest interior point. On size it is the 202nd 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 Civic Center and the D-GT zone

4th of 23 in Civic Center, 4th of 15 zoned D-GT — the comparison that shares its rules, rents and streets.

Denver places 23 of the screened buildings in Civic Center. 1023 N Broadway ranks 4th of them against a median score of 67. 10 score 70 or more, their median deepest interior point is 62 ft from a facade against this building’s 23 ft, and together they would hold an estimated 5,064 homes. The group’s top scorer is 1314 N Elati St, at 92.

15 of the screened buildings are zoned D-GT. 1023 N Broadway ranks 4th of them against a median score of 76. 8 score 70 or more, their median deepest interior point is 54 ft from a facade against this building’s 23 ft, and together they would hold an estimated 2,397 homes. The group’s top scorer is 1314 N Elati St, at 92.

Its nearest match in size: 1625 Court Pl

The screened building closest to 1023 N Broadway in converted floor area is 1625 Court Pl: 44,888 sq ft over 5 stories, against 44,240 sq ft over 6 here.

1023 N Broadway scores 87 to its 80, and with the size held roughly equal most of that lead comes from interior depth: 100 out of 100 here, 83 there (deepest interior point 47 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 3,800 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 1023 N Broadway $2.8M, 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 1023 N Broadway

The 4 closest the screen also covers, from 550 ft away. They are the colored outlines on the plan at the top of this page.

930 N Acoma St
7 stories · 100% daylit · already a condominium building
about 550 ft away
140 W 10th Ave
17 stories · 57% daylit · 505 estimated homes · scores 34/100 (Marginal)
about 620 ft away
1115 N Broadway
8 stories · 93% daylit · 157 estimated homes · scores 78/100 (Strong candidate)
about 660 ft away
1115 N Acoma St
8 stories · 92% daylit · 116 estimated homes · scores 90/100 (Strong candidate)
about 710 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.