950 13th St
950 13th St is a 12-story building in Greater Downtown Denver with 38% of its floor area within daylight reach of a facade. This screen estimates 890 homes and scores it 15 out of 100 for office-to-residential conversion suitability.
CO-1 · Screened 2026-09-19 · Unlikely
Also addressed as 997 13th St, 1011 13th St, 1031 13th St, 1050 13th St, 1055 13th St, 1071 13th St, 908 14th St, 1000 14th St, 1012 14th St, 1024 14th St, 1036 14th St, 1040 14th St, 1048 14th St, 1060 14th St, 1072 14th St, 1080 14th St, 1084 14th St, 1323 Champa St, 1345 Champa St, 1375 Champa St, 1325 Curtis St, 1335 Curtis St, 1355 Curtis St and 1385 Curtis St: Denver’s address records place all 25 on this one footprint.
Where 950 13th St is
Its block in Greater Downtown Denver, drawn from Denver's own building outlines and street centerlines.
- Already housing
- Not screened
- 950 13th St
This building does not pencil at default assumptions, even with a modeled RESIDE Act grant.
Across its 11 residential floors this building carries 1,379,907 sq ft of windowless core — area that must be gutted, re-plumbed and sprinklered but can never be rented as an apartment.
Read with caution. This footprint carries 25 street addresses across 369,947 sq ft, which usually means the city’s GIS has merged a block or complex into a single polygon rather than describing one convertible building.
Modeled conversion metrics for 950 13th St, 2026-09-19.
| Suitability scoreUnlikely | 15 / 100 |
|---|---|
| Storiesfrom 138 ft aerial-survey height ÷ 12 ft floor-to-floor | 12 |
| Height bandsfloor plate by floor range, from the city's roof outlines | Floors 1–2: 369,947 sq ft · Floor 3: 356,382 sq ft · Floor 4: 354,579 sq ft · Floor 5: 348,287 sq ft · Floor 6: 325,674 sq ft · Floor 7: 222,006 sq ft · Floor 8: 139,327 sq ft · Floor 9: 75,295 sq ft · Floors 10–12: 7,616 sq ft |
| Floor platetypical floor, from the city outlines | 369,947 sq ft |
| Daylight efficiencyshare within 35 ft of a facade | 38% |
| Deepest interior pointviability threshold is 80 ft | 228 ft |
| Windowless coretypical floor; the building-wide total is in the text above | 270,059 sq ft |
| Estimated homesat 750 sq ft average | 890 |
| Conversion cost$360/sq ft all-in on 2,214,348 sq ft | $797.2M |
| Gap before grantshortfall against completed value | $587.1M |
| 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
30 ft of exterior wall for each home the screen estimates — enough for two- and three-bedroom homes across the plan.
The typical floor has 3,112 ft of exterior wall, and across 11 residential floors the building carries 26,855 ft of it in total, divided among the 890 homes this screen estimates.
Its plate is moderately compact at 0.48: 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 80.9 homes per floor, repeated on every residential floor, since this building's outline does not change as it rises.
Why 950 13th St scores 15 out of 100
Daylight efficiency 0, Interior depth 0, Scale 100, Finance 0 — each out of 100, then weighted.
Score components for 950 13th St. Points are the subscore times its weight.
| Component | Subscore | Weight | Points |
|---|---|---|---|
| Daylight efficiency38% of the floor area within 35 ft of a facade, scored from 40% up to 90% | 0 | 45% | 0.0 |
| Interior depthdeepest interior point 228 ft from a facade, scored from 80 ft down to 40 ft | 0 | 25% | 0.0 |
| Scale890 estimated homes, scored from 0 up to 150 | 100 | 15% | 15.0 |
| Financeremaining gap is 72% of conversion cost, scored from 60% down to 0% | 0 | 15% | 0.0 |
Most of what it earns comes from scale, and what holds it back most is daylight efficiency, at 0 out of 100: 38% of the floor area within 35 ft of a facade, scored from 40% up to 90%.
What the conversion would cost
$360 per square foot all-in across 2,214,348 sq ft of converted floor, or $797.2M in total — about $896K for each of the 890 homes.
All-in cost per square foot for 950 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 1,379,907 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 890 homes is $210.0M.
What would have to be true
A $587.1M gap before any grant, $577.1M after the modeled one. The smallest single change that would close it: average unit size 73% down.
The shortfall before any grant is $587.1M. Closing it from the value side means each of the 890 homes finishing at $896K rather than the $236K the model assumes — 280% more. Closing it from the cost side means getting all-in cost down from $360 to $95 per square foot.
A modeled RESIDE grant of $10.0M moves that threshold to $884K a home. That is still above the $236K assumed, leaving $577.1M uncovered, which is why the grant does not unlock this one.
Nor do all four levers have to move. For 950 13th St, one alone would close the gap at:
Single-assumption flip points for 950 13th St, each holding the other three at their defaults.
| Average unit sizethe binding constraint — the least this building would need | 73% downto 200 sq ft |
|---|---|
| Completed value per home | 275% upto $884K |
All four are sliders in the survey, where 950 13th St re-scores against your own numbers.
How it compares in Greater Downtown Denver
950 13th St ranks 213th of the 214 buildings screened here, against a median score of 72.
Its floor plate is better lit than 1% of them, and shallower than 1% of them at its deepest interior point. On size it is the 14th 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
74th of 75 in CBD, 19th of 20 zoned D-TD — the comparison that shares its rules, rents and streets.
Denver places 75 of the screened buildings in CBD. 950 13th St ranks 74th 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 228 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. 950 13th St ranks 19th 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 228 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: 2001 Blake St
The screened building closest to 950 13th St in converted floor area is 2001 Blake St: 1,884,443 sq ft over 11 stories, against 2,214,348 sq ft over 12 here.
950 13th St scores 15 to its 35, and with the size held roughly equal most of that shortfall comes from daylight efficiency: 0 out of 100 here, 63 there (72% 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 4,300 ft apart.
Would it qualify for a RESIDE Act grant?
The model awards 950 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 950 13th St
The 4 closest the screen also covers, from 380 ft away. They are the colored outlines on the plan at the top of this page.
- 1245 Champa St6 stories · 100% daylit · 44 estimated homes · scores 86/100 (Strong candidate)about 380 ft away
- 1101 13th St12 stories · 83% daylit · 305 estimated homes · scores 71/100 (Strong candidate)about 480 ft away
- 1380 Lawrence St16 stories · 90% daylit · 193 estimated homes · scores 89/100 (Strong candidate)about 580 ft away
- 1350 Lawrence St10 stories · 100% daylit · already a condominium buildingabout 590 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.