Comparison
Two NYC zoning tools — Envelope vs. PropertyScout
PropertyScout is the closest thing to a direct competitor: both give brokers and developers instant as-of-right zoning, air-rights, and assemblage analysis on any NYC lot. The difference is how far the answer goes.
The short version
PropertyScout is a strong, focused NYC zoning and air-rights product. Envelope covers the same ground and keeps going — turning “how much can I build” into a 3D massing with typical-floor sketch plans, an income-approach valuation, and a development pro forma, all from the same zoning inputs.
| Capability | Envelope | PropertyScout |
|---|---|---|
| Instant as-of-right FAR & buildable SF | ||
| Air rights & assemblage analysis | ||
| 3D massing model | ||
| Typical-floor sketch plans & unit mix | — | |
| City of Yes programs integrated | — | |
| Income-approach valuation | — | |
| Development pro forma builder | — | |
| Comparable sales & leases | — | |
| Pipeline / CRM tracking | ||
| Single report, no subscription | $149 | — |
Based on publicly available information as of July 2026. Features change — verify current capabilities with each vendor.
Where Envelope wins
- Goes past capacity into value: an income-approach valuation and a development pro forma built from the same zoning inputs.
- Architect-grade output — 3D massing with typical-floor sketch plans and a compliant unit mix, not just a headline number.
- City of Yes fully integrated across 48+ zoning programs evaluated on every lot.
- Buy a single architect-grade report for $149 — not a per-seat subscription.
- Comparables, violations/distress, DOB permits, and pipeline tracking in one platform.
Where PropertyScout is stronger
- A focused, well-regarded NYC zoning and air-rights product with a loyal CRE user base.
- Strong site-finding and air-rights workflows for brokers hunting assemblages.
- Purpose-built around the deal-sourcing motion for commercial brokers.
Frequently asked
Is Envelope a PropertyScout alternative?
Yes. Both provide instant NYC zoning, air-rights, and assemblage analysis. Envelope adds an architect-grade deliverable — 3D massing with typical-floor sketch plans, income-approach valuation, and a development pro forma — so the same lookup produces both capacity and value.
What does Envelope do that PropertyScout doesn’t?
Envelope turns a zoning result into a buildable massing with sketch plans and a unit mix, then values it with an income approach and lets you run a development pro forma from the same inputs. It also integrates City of Yes programs and comparable sales and leases.
How much does Envelope cost compared to PropertyScout?
Envelope sells single architect-grade reports from $149, plus subscription tiers for teams. PropertyScout is typically sold as a subscription — check their site for current pricing.
Can I try Envelope without committing to a subscription?
Yes. You can run a single report on any NYC address for $149 without creating an account, which is the fastest way to compare its output to a PropertyScout study on the same lot.
See what Envelope shows on your lot.
An architect-grade zoning report — as-of-right FAR, 3D massing, typical-floor sketch plans, and an income-approach valuation — starts at $149, no subscription required.