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Sample report · Manhattan
159 Ludlow Street
BBL MN-411-19 · Generated April 21, 2026
4,252
buildable SF
9
stories (top)
2
units (top)
$1.6M
value @ exit cap
8
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
Manhattan / LES, irregular small lot
Floor synthesis
Auto-generated floorplans
Diagrammatic floor layouts produced by the engine — derived directly from the computed envelope, core requirements, and program. These are massing-grade studies, not construction documents. Architect-grade floorplan synthesis (with per-room layouts, fixture symbols, and code-compliant cores) is in active development.
Cellar · Floor 0
313 GSF · 25'×13' footprint
Ground · Floor 1
313 GSF · 25'×13' footprint
Typical · Floor 2
313 GSF · 25'×13' footprint
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 — UAP (City of Yes)
3,125
GSF · FAR 2.56
Stacking diagram
9 floors · 79 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
1,452 resi NSF @ $88/SF
$128K
Vacancy & collection loss (5.0%)
($6K)
Effective gross income
$121K
Operating expenses
2 units × $8,500/unit
($17K)
Net Operating Income (NOI)
$104K
* 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
$1,225
avg $/SF (improved)
6,743
avg building SF
7
comparable sales
| Address | Sale | Building SF | $/SF | Total price | Type |
|---|---|---|---|---|---|
| 163 Ludlow St | 2025-08 | 5,800 | $1,180 | $6.8M | improved |
| 147 Orchard St | 2025-04 | 7,200 | $1,295 | $9.3M | improved |
| 180 Ludlow St | 2024-11 | 4,900 | $1,085 | $5.3M | improved |
| 129 Rivington St | 2025-01 | 6,300 | $1,340 | $8.4M | improved |
| 94 Stanton St | 2024-09 | 5,500 | $1,010 | $5.6M | improved |
| 112 Ludlow St | 2025-02 | 8,100 | $1,420 | $11.5M | improved |
| 61 Orchard St | 2024-06 | 9,400 | $1,245 | $11.7M | 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
$3.5M
Range: $1.6M — $5.5M
Income approach
Stabilized NOI ÷ exit cap rate
$1.6M
NOI $104K ÷ 6.66%
Cap rate hint: SOFR 3.66% + Manhattan (CD unknown — conservative) spread 3.0% = 6.66% (2026-07-31)
Comp-implied
GSF × comp $/SF
$5.5M
3k 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 — 8 scenarios computed for this lot.
| Scenario | FAR | Buildable SF | Floors | Height (ft) | Units |
|---|---|---|---|---|---|
| Commercial Overlay | 2.96 | 3,563 | 8 | 85 | 0 |
| UAP (City of Yes) | 2.56 | 3,125 | 9 | 79 | 2 |
| Community Facility | 2.33 | 2,813 | 8 | 85 | — |
| Residential + Community Facility | 2.27 | 2,813 | 8 | 85 | 0 |
| Shared Housing (SRO) | 2.26 | 2,766 | 8 | 85 | 8 |
| Max Units | 2.26 | 2,813 | 8 | 85 | 6 |
| Max Residential | 2.26 | 2,813 | 8 | 85 | 2 |
| 4+1 Penthouse (No Elevator) | 1.36 | 1,875 | 5 | 70 | 0 |
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