1101 13th St

1101 13th St is a 12-story building in Greater Downtown Denver with 83% of its floor area within daylight reach of a facade. This screen estimates 305 homes and scores it 71 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 1100 14th St and 1390 Lawrence St: Denver’s address records place all 3 on this one footprint.

Where 1101 13th 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
1101 13th St

1101 13th 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. 1101 13th 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: 83% of the building’s floor area sits within daylight reach of a facade; the drawing shows its typical floor, where the share is 71%. The shading is daylight, darkest at the windows and gone 35 ft in. The hatched area is windowless core: 17,183 sq ft per typical floor that must be renovated but can never be rented as an apartment. The dimension marks the deepest interior point, 63 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: 17,183 sq ft on the floor the screen scores, and 56,551 sq ft over 11 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 11 residential floors this building carries 56,551 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 1101 13th St, 2026-09-19.

Suitability scoreStrong candidate	71 / 100
Storiesfrom 144 ft aerial-survey height ÷ 12 ft floor-to-floor	12
Height bandsfloor plate by floor range, from the city's roof outlines	Floors 1–3: 58,629 sq ft · Floor 4: 54,628 sq ft · Floor 5: 42,493 sq ft · Floor 6: 36,991 sq ft · Floor 7: 35,932 sq ft · Floors 8–10: 15,911 sq ft · Floor 11: 7,167 sq ft · Floor 12: 500 sq ft
Floor platetypical floor, from the city outlines	58,629 sq ft
Daylight efficiencyshare within 35 ft of a facade	83%
Deepest interior pointviability threshold is 80 ft	63 ft
Windowless coretypical floor; the building-wide total is in the text above	17,183 sq ft
Estimated homesat 750 sq ft average	305
Conversion cost$360/sq ft all-in on 342,702 sq ft	$123.4M
Gap before grantshortfall against completed value	$51.4M
Modeled RESIDE grantat the statutory per-award cap	$10.0M
BuiltDenver does not publish a construction year with this data	—
ZoningCBD	D-TD
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 1,407 ft of exterior wall, and across 11 residential floors the building carries 12,192 ft of it in total, divided among the 305 homes this screen estimates.

Its plate is elongated at 0.37: a slab or an L, which is why so much of the floor lies within reach of a window: the outline buys daylight that a square plan of the same area would not. How window line and plate shape are measured.

At the model’s 750 sq ft average, the plan works out at about 27.7 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 1101 13th St scores 71 out of 100

Daylight efficiency 87, Interior depth 43, Scale 100, Finance 44 — each out of 100, then weighted.

Score components for 1101 13th St. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency83% of the floor area within 35 ft of a facade, scored from 40% up to 90%	87	45%	39.1
Interior depthdeepest interior point 63 ft from a facade, scored from 80 ft down to 40 ft	43	25%	10.6
Scale305 estimated homes, scored from 0 up to 150	100	15%	15.0
Financeremaining gap is 34% of conversion cost, scored from 60% down to 0%	44	15%	6.6

Most of what it earns comes from daylight efficiency, and what holds it back most is interior depth, at 43 out of 100: deepest interior point 63 ft from a facade, scored from 80 ft down to 40 ft.

What the conversion would cost

$360 per square foot all-in across 342,702 sq ft of converted floor, or $123.4M in total — about $405K for each of the 305 homes.

All-in cost per square foot for 1101 13th 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 56,551 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 305 homes is $72.0M.

What would have to be true

A $51.4M gap before any grant, $41.4M after the modeled one. The smallest single change that would close it: average unit size 37% down.

The shortfall before any grant is $51.4M. Closing it from the value side means each of the 305 homes finishing at $405K rather than the $236K the model assumes — 71% more. Closing it from the cost side means getting all-in cost down from $360 to $210 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $372K a home. That is still above the $236K assumed, leaving $41.4M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 1101 13th St, one alone would close the gap at:

Single-assumption flip points for 1101 13th St, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	37% downto 476 sq ft
Conversion cost per square foot	46% downto $139/sq ft
Completed value per home	58% upto $372K

All four are sliders in the survey, where 1101 13th St re-scores against your own numbers.

How it compares in Greater Downtown Denver

1101 13th St ranks 110th of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 51% of them, and shallower than 21% of them at its deepest interior point. On size it is the 68th 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-TD zone

38th of 75 in CBD, 10th of 20 zoned D-TD — the comparison that shares its rules, rents and streets.

Denver places 75 of the screened buildings in CBD. 1101 13th St ranks 38th 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 63 ft, and together they would hold an estimated 33,698 homes. The group’s top scorer is 918 17th St, at 97.

20 of the screened buildings are zoned D-TD. 1101 13th St ranks 10th of them against a median score of 69. 10 score 70 or more, their median deepest interior point is 57 ft from a facade against this building’s 63 ft, and together they would hold an estimated 8,599 homes. The group’s top scorer is 918 17th St, at 97.

Its nearest match in size: 1989 16th St

The screened building closest to 1101 13th St in converted floor area is 1989 16th St: 336,178 sq ft over 13 stories, against 342,702 sq ft over 12 here.

1101 13th St scores 71 to its 59, and with the size held roughly equal most of that lead comes from daylight efficiency: 87 out of 100 here, 62 there (71% of the floor area within 35 ft of a facade, scored from 40% up to 90%). On the money they sit in the same place: each falls short even with the modeled grant. The two stand about 3,100 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 1101 13th 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 1101 13th St

The 4 closest the screen also covers, from 110 ft away. They are the colored outlines on the plan at the top of this page.

1380 Lawrence St
16 stories · 90% daylit · 193 estimated homes · scores 89/100 (Strong candidate)
about 110 ft away
1350 Lawrence St
10 stories · 100% daylit · already a condominium building
about 220 ft away
1111 14th St
46 stories · 79% daylit · 614 estimated homes · scores 74/100 (Strong candidate)
about 370 ft away
1250 14th St
11 stories · 84% daylit · 145 estimated homes · scores 80/100 (Strong candidate)
about 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.