1120 N Delaware St
1120 N Delaware St is a 7-story building in Greater Downtown Denver with 75% of its floor area within daylight reach of a facade. This screen estimates 102 homes and scores it 60 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Worth a feasibility study
Also addressed as 1130 N Delaware St: Denver’s address records place both on this one footprint.
Where 1120 N Delaware St is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 1120 N Delaware St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Across its 6 residential floors this building carries 32,191 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment.
Part of this building is already homes. Denver's property records list 48 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 1120 N Delaware St, 2026-09-19.
| Suitability scoreWorth a feasibility study | 60 / 100 |
|---|---|
| Storiesfrom 87 ft aerial-survey height ÷ 12 ft floor-to-floor | 7 |
| Height bandsfloor plate by floor range, from the city's roof outlines | Floor 1: 22,212 sq ft · Floors 2–7: 21,404 sq ft |
| Floor platetypical floor, from the city outlines | 21,404 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 75% |
| Deepest interior pointviability threshold is 80 ft | 62 ft |
| Windowless coretypical floor; the building-wide total is in the text above | 5,365 sq ft |
| Estimated homesat 750 sq ft average | 102 |
| Conversion cost$360/sq ft all-in on 128,425 sq ft | $46.2M |
| Gap before grantshortfall against completed value | $22.2M |
| Modeled RESIDE grantbelow the statutory cap | $6.1M |
| 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
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 626 ft of exterior wall, and across 6 residential floors the building carries 3,758 ft of it in total, divided among the 102 homes this screen estimates.
Its plate is moderately compact at 0.69: 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 17.0 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 1120 N Delaware St scores 60 out of 100
Daylight efficiency 70, Interior depth 46, Scale 68, Finance 42 — each out of 100, then weighted.
Score components for 1120 N Delaware St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency75% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 70 | 45% | 31.4 |
| Interior depthdeepest interior point 62 ft from a facade, scored from 80 ft down to 40 ft | 46 | 25% | 11.5 |
| Scale102 estimated homes, scored from 0 up to 150 | 68 | 15% | 10.2 |
| Financeremaining gap is 35% of conversion cost, scored from 60% down to 0% | 42 | 15% | 6.3 |
Most of what it earns comes from daylight efficiency, and what holds it back most is finance, at 42 out of 100: remaining gap is 35% of conversion cost, scored from 60% down to 0%.
What the conversion would cost
$360 per square foot all-in across 128,425 sq ft of converted floor, or $46.2M in total — about $453K for each of the 102 homes.
All-in cost per square foot for 1120 N Delaware 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 32,191 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 102 homes is $24.1M.
What would have to be true
A $22.2M gap before any grant, $16.0M after the modeled one. The smallest single change that would close it: average unit size 35% down.
The shortfall before any grant is $22.2M. Closing it from the value side means each of the 102 homes finishing at $453K rather than the $236K the model assumes — 92% more. Closing it from the cost side means getting all-in cost down from $360 to $187 per square foot.
A modeled RESIDE grant of $6.1M moves that threshold to $393K a home. That is still above the $236K assumed, leaving $16.0M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 1120 N Delaware St, one alone would close the gap at:
Single-assumption flip points for 1120 N Delaware St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 35% downto 490 sq ft |
|---|---|
| Conversion cost per square foot | 48% downto $135/sq ft |
| Completed value per home | 67% upto $393K |
All four are sliders in the survey, where 1120 N Delaware St re-scores against your own numbers.
How it compares in Greater Downtown Denver
1120 N Delaware St ranks 173rd of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 28% of them, and shallower than 33% of them at its deepest interior point. On size it is the 158th 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
14th of 23 in Civic Center, 12th of 15 zoned D-GT — the comparison that shares its rules, rents and streets.
Denver places 23 of the screened buildings in Civic Center. 1120 N Delaware St ranks 14th 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 62 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. 1120 N Delaware St ranks 12th 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 62 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: 1705 17th St
The screened building closest to 1120 N Delaware St in converted floor area is 1705 17th St: 131,440 sq ft over 7 stories, against 128,425 sq ft over 7 here.
1120 N Delaware St scores 60 to its 47, and with the size held roughly equal most of that lead comes from interior depth: 46 out of 100 here, 23 there (deepest interior point 71 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 7,400 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 1120 N Delaware St $6.1M, 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 1120 N Delaware St
The 4 closest the screen also covers, from 310 ft away. They are the colored outlines on the plan at the top of this page.
- 300 W 11th Ave16 stories · 88% daylit · already a condominium buildingabout 310 ft away
- 1100 N Cherokee St8 stories · 100% daylit · already a condominium buildingabout 380 ft away
- 1140 N Cherokee St8 stories · 100% daylit · already a condominium buildingabout 400 ft away
- 420 W 12th Ave10 stories · 98% daylit · 90 estimated homes · scores 90/100 (Strong candidate)about 440 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.