1310 N Bannock St

1310 N Bannock St is a 12-story building in Greater Downtown Denver with 71% of its floor area within daylight reach of a facade. This screen estimates 695 homes and scores it 48 out of 100 for office-to-residential conversion suitability.

CO-1 · Screened 2026-09-19 · Marginal

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Also addressed as 100 W 13th Ave and 100 W 14th Avenue Pkwy: Denver’s address records place all 3 on this one footprint.

Where 1310 N Bannock 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
1310 N Bannock St

1310 N Bannock 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. 1310 N Bannock 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: 71% 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: 24,675 sq ft per typical floor that must be renovated but can never be rented as an apartment. The dimension marks the deepest interior point, 78 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: 24,675 sq ft on the floor the screen scores, and 261,826 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 261,826 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 1310 N Bannock St, 2026-09-19.

Suitability scoreMarginal	48 / 100
Storiesfrom 141 ft aerial-survey height ÷ 12 ft floor-to-floor	12
Height bandsfloor plate by floor range, from the city's roof outlines	Floor 1: 120,032 sq ft · Floor 2: 116,709 sq ft · Floor 3: 110,369 sq ft · Floor 4: 105,668 sq ft · Floor 5: 87,497 sq ft · Floors 6–9: 84,171 sq ft · Floor 10: 75,881 sq ft · Floor 11: 73,320 sq ft · Floor 12: 8,133 sq ft
Floor platetypical floor, from the city outlines	84,171 sq ft
Daylight efficiencyshare within 35 ft of a facade	71%
Deepest interior pointviability threshold is 80 ft	78 ft
Windowless coretypical floor; the building-wide total is in the text above	24,675 sq ft
Estimated homesat 750 sq ft average	695
Conversion cost$360/sq ft all-in on 914,260 sq ft	$329.1M
Gap before grantshortfall against completed value	$165.1M
Modeled RESIDE grantat the statutory per-award cap	$10.0M
BuiltDenver does not publish a construction year with this data	—
ZoningCivic Center	B-8-G
Opportunity Zonenot in a 2018 designated tract	No

The plan: window line, shape and floor rhythm

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

The typical floor has 2,108 ft of exterior wall, and across 11 residential floors the building carries 24,210 ft of it in total, divided among the 695 homes this screen estimates.

Its plate is highly articulated at 0.24: 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 63.2 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.

Why 1310 N Bannock St scores 48 out of 100

Daylight efficiency 63, Interior depth 6, Scale 100, Finance 21 — each out of 100, then weighted.

Score components for 1310 N Bannock St. Points are the subscore times its weight.

Component	Subscore	Weight	Points
Daylight efficiency71% of the floor area within 35 ft of a facade, scored from 40% up to 90%	63	45%	28.2
Interior depthdeepest interior point 78 ft from a facade, scored from 80 ft down to 40 ft	6	25%	1.4
Scale695 estimated homes, scored from 0 up to 150	100	15%	15.0
Financeremaining gap is 47% of conversion cost, scored from 60% down to 0%	21	15%	3.2

Most of what it earns comes from daylight efficiency, and what holds it back most is interior depth, at 6 out of 100: deepest interior point 78 ft from a facade, scored from 80 ft down to 40 ft.

What the conversion would cost

$360 per square foot all-in across 914,260 sq ft of converted floor, or $329.1M in total — about $474K for each of the 695 homes.

All-in cost per square foot for 1310 N Bannock 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 261,826 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 695 homes is $164.0M.

What would have to be true

A $165.1M gap before any grant, $155.1M after the modeled one. The smallest single change that would close it: average unit size 49% down.

The shortfall before any grant is $165.1M. Closing it from the value side means each of the 695 homes finishing at $474K rather than the $236K the model assumes — 101% more. Closing it from the cost side means getting all-in cost down from $360 to $179 per square foot.

A modeled RESIDE grant of $10.0M moves that threshold to $459K a home. That is still above the $236K assumed, leaving $155.1M uncovered, which is why the grant does not unlock this one.

Nor do all four levers have to move. For 1310 N Bannock St, one alone would close the gap at:

Single-assumption flip points for 1310 N Bannock St, each holding the other three at their defaults.

Average unit sizethe binding constraint — the least this building would need	49% downto 386 sq ft
Conversion cost per square foot	65% downto $90/sq ft
Completed value per home	95% upto $459K

All four are sliders in the survey, where 1310 N Bannock St re-scores against your own numbers.

How it compares in Greater Downtown Denver

1310 N Bannock St ranks 198th of the 214 buildings screened here, against a median score of 72.

Its floor plate is better lit than 17% of them, and shallower than 7% of them at its deepest interior point. On size it is the 21st 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

18th of 23 in Civic Center — the comparison that shares its rules, rents and streets.

Denver places 23 of the screened buildings in Civic Center. 1310 N Bannock St ranks 18th 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 78 ft, and together they would hold an estimated 5,064 homes. The group’s top scorer is 1314 N Elati St, at 92.

Its nearest match in size: 140 W 10th Ave

The screened building closest to 1310 N Bannock St in converted floor area is 140 W 10th Ave: 824,096 sq ft over 17 stories, against 914,260 sq ft over 12 here.

1310 N Bannock St scores 48 to its 34, and with the size held roughly equal most of that lead comes from daylight efficiency: 63 out of 100 here, 35 there (57% 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 2,000 ft apart.

Would it qualify for a RESIDE Act grant?

The model awards 1310 N Bannock 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 1310 N Bannock St

The 4 closest the screen also covers, from 400 ft away. They are the colored outlines on the plan at the top of this page.

1301 N Broadway
11 stories · 68% daylit · 316 estimated homes · scores 35/100 (Marginal)
about 400 ft away
1200 N Acoma St
11 stories · 66% daylit · 348 estimated homes · scores 35/100 (Marginal)
about 500 ft away
1250 N Cherokee St
17 stories · 85% daylit · already an apartment building
about 580 ft away
1200 N Cherokee St
6 stories · 100% daylit · already a condominium building
about 690 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.