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Sample report · Manhattan
1440 Broadway
BBL MN-993-11 · Generated March 20, 2026
453,000
buildable SF
21
stories (top)
520
units (top)
$386.3M
value @ exit cap
12
scenarios
Built form
Massing & elevation
Side elevation of the top scenario, rendered directly from the engine's per-floor program — story heights, plate sizes, and use mix. Ground floor reads wider than upper floors when the engine produced a setback envelope; that is the real computed envelope, not a stylization.
Site context
Midtown commercial high-rise
Program
Unit mix & program
The engine's allocation of the buildable envelope into a unit type breakdown. Architect-grade per-floor synthesis is in active development and will replace this card when it ships for this scenario.
Unit type distribution
520
total units · 387,400 NSF · avg 745 SF/unit
| Unit type | Count | Avg SF | Total NSF |
|---|---|---|---|
| studio | 78 | 400 | 31,200 |
| 1br | 208 | 625 | 130,000 |
| 2br | 156 | 875 | 136,500 |
| 3br | 78 | 1,150 | 89,700 |
| Total | 520 | — | 387,400 |
Zoning analysis
Envelope, FAR & program
The engine's interpretation of the lot's zoning rules — applied to produce the buildable envelope, height, and per-floor program.
Program breakdown — Max Res + Special Midtown District
436,261
GSF · FAR 13.24
Stacking diagram
21 floors · 215 ft · bar width = floor plate size
Pro forma
Indicative underwriting
Borough-typical $/SF assumptions applied to the engine's program output. These are illustrative — the report you generate on your own lot will let you tune every input.
Stabilized operating statement
Year-1 stabilized basis
Gross potential rent
360,184 resi NSF @ $88/SF
$31.7M
Vacancy & collection loss (5.0%)
($1.6M)
Effective gross income
$30.1M
Operating expenses
520 units × $8,500/unit
($4.4M)
Net Operating Income (NOI)
$25.7M
* Indicative revenue + opex assumptions. RunEnvelope deliberately does not speculate on construction costs — every sponsor brings their own GC pricing into the model.
Comp set
Nearby sales
7 recent comparable sales within ~3 blocks of the subject. The full report includes filtering by use, vintage, build year, and sale conditions.
Comp summary
$579
avg $/SF (improved)
726,429
avg building SF
7
comparable sales
| Address | Sale | Building SF | $/SF | Total price | Type |
|---|---|---|---|---|---|
| 1411 Broadway | 2024-12 | 1,115,000 | $545 | $607.7M | improved |
| 1460 Broadway | 2025-03 | 200,000 | $720 | $144.0M | improved |
| 5 Times Square | 2024-08 | 1,100,000 | $405 | $445.5M | improved |
| 1500 Broadway | 2024-05 | 530,000 | $615 | $325.9M | improved |
| 1407 Broadway | 2025-01 | 1,180,000 | $480 | $566.4M | improved |
| 1330 Avenue of the Americas | 2024-10 | 535,000 | $690 | $369.1M | improved |
| 1601 Broadway | 2025-04 | 425,000 | $595 | $252.9M | improved |
Valuation
Indicative valuation summary
The full report shows a 10-yr unlevered DCF, comp-implied $/SF triangulation, and rent / cap-rate sensitivities. Midpoint is shown below.
Indicative midpoint value
$574.9M
Range: $386.3M — $763.5M
Income approach
Stabilized NOI ÷ exit cap rate
$386.3M
NOI $25.7M ÷ 6.65%
Cap rate hint: SOFR 3.65% + Manhattan (CD unknown — conservative) spread 3.0% = 6.65% (2026-08-03)
Comp-implied
GSF × comp $/SF
$763.5M
436k GSF × $1,750/SF
* Indicative revenue + cap-rate values for illustrative purposes only. The full report generates deal-specific sensitivities on rents, vacancy, and exit cap. Construction costs, basis, and levered returns are not modeled — every sponsor brings their own GC pricing and capital structure.
All scenarios
Side-by-side comparison
Every viable build path — 12 scenarios computed for this lot.
| Scenario | FAR | Buildable SF | Floors | Height (ft) | Units |
|---|---|---|---|---|---|
| Max Res + Special Midtown District | 13.24 | 436,261 | 21 | 215 | 520 |
| Max Res + Public Plaza Bonus | 12.61 | 416,431 | 20 | 215 | 494 |
| Community Facility | 12.74 | 416,431 | 20 | 215 | — |
| Residential + Community Facility | 11.40 | 376,771 | 19 | 208 | 269 |
| UAP (City of Yes) | 11.53 | 382,224 | 18 | 245 | 453 |
| Max Res + Theater Subdistrict Bonus | 11.53 | 382,224 | 18 | 215 | 453 |
| Max Res + Arcade Bonus | 10.72 | 356,941 | 17 | 214 | 420 |
| Tower-on-Base | 9.82 | 332,200 | 13 | 200 | 349 |
| Max Residential | 9.60 | 321,825 | 15 | 214 | 380 |
| Max Units | 9.60 | 321,825 | 15 | 214 | 444 |
| Height Factor Option | 9.51 | 321,825 | 15 | 200 | 374 |
| 4+1 Penthouse (No Elevator) | 3.15 | 118,980 | 5 | 200 | 126 |
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