This is what a $1,500–$10,000 feasibility study produces — generated in 3 minutes.
Sample report · Queens
215-16 Northern Boulevard
BBL QN-7334-70 · Generated May 11, 2026
42,820
buildable SF
2
stories (top)
14
units (top)
$13.0M
value @ exit cap
9
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
Queens / Bayside, midsize corridor multifamily
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
8,061 GSF · 101'×80' footprint
Ground · Floor 1
4,030 GSF · 101'×80' footprint
Top · Floor 2
10,075 GSF · 101'×80' 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 — Commercial Overlay
30,225
GSF · FAR 1.92
Stacking diagram
2 floors · 45 ft · bar width = floor plate size
Pro forma
Indicative underwriting
Hand-tuned line-by-line operating statement for this scenario. Revenue is broken out per unit type + other income + retail; opex follows the same benchmarks the dashboard pro-forma builder uses. These are illustrative — the report you generate on your own lot lets you tune every input.
Stabilized operating statement
Year-1 stabilized basis
2 STUDIO × $2,400/mo
$58K
6 1BR × $3,200/mo
$230K
4 2BR × $4,250/mo
$204K
2 3BR × $5,400/mo
$130K
Residential rent subtotal
$622K
9 parking × $300/mo
$32K
14 storage × $60/mo
$10K
Other resi income subtotal
$42K
Ground-floor retail (gross)
3,748 SF × $95/SF
$356K
Gross potential rent
$1.0M
Vacancy & collection loss (3.0%)
($31K)
Effective gross income
$990K
Property tax (abated land-only)
($28K)
Insurance
($10K)
Water & sewer
($13K)
Heat (commercial only — residents pay own)
($2K)
Common-area electric
($2K)
Repairs
($11K)
Maintenance
($7K)
Elevator
($0)
Payroll
($0)
Legal & accounting
($6K)
Management fee (4.0% of EGI)
($40K)
Total operating expenses
$119K
Net Operating Income (NOI)
$870K
- • Property tax: 485-x abatement baseline — annual tax is held to the prior-year land-only assessment for 35 years.
- • Tenants individually metered for unit electric and heat; retail rent is gross (landlord covers retail's share of common opex).
* Indicative revenue + opex. Envelope deliberately does not model construction costs, basis, or levered returns — every sponsor brings their own GC pricing and capital structure.
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
$530
avg $/SF (improved)
11,429
avg building SF
7
comparable sales
| Address | Sale | Building SF | $/SF | Total price | Type |
|---|---|---|---|---|---|
| 213-05 Northern Blvd | 2025-09 | 11,400 | $525 | $6.0M | improved |
| 217-08 Northern Blvd | 2025-03 | 7,800 | $575 | $4.5M | improved |
| 44-12 Bell Blvd | 2024-11 | 14,600 | $495 | $7.2M | improved |
| 212-15 26th Ave | 2025-06 | 9,200 | $540 | $5.0M | improved |
| 39-30 Bell Blvd | 2024-08 | 16,500 | $460 | $7.6M | improved |
| 221-04 Northern Blvd | 2025-01 | 8,400 | $605 | $5.1M | improved |
| 211-19 41st Ave | 2024-05 | 12,100 | $510 | $6.2M | 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
$19.4M
Range: $13.0M — $25.7M
Income approach
Stabilized NOI ÷ exit cap rate
$13.0M
NOI $870K ÷ 6.68%
Cap rate hint: SOFR 3.68% + Queens spread 3.0% = 6.68% (2026-08-31)
Comp-implied
GSF × comp $/SF
$25.7M
30k GSF × $850/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 — 9 scenarios computed for this lot.
| Scenario | FAR | Buildable SF | Floors | Height (ft) | Units |
|---|---|---|---|---|---|
| Max Res + AIRS Senior Housing Bonus | 3.13 | 42,820 | 3 | 60 | 38 |
| Community Facility | 1.94 | 30,225 | 2 | 60 | — |
| Residential + Community Facility | 1.93 | 30,225 | 2 | 45 | 11 |
| Commercial Overlay | 1.92 | 30,225 | 2 | 45 | 14 |
| Shared Housing (SRO) | 1.92 | 28,714 | 2 | 60 | 67 |
| Shared Housing (SRO) (Parking Waiver — 60 units) | 1.92 | 28,714 | 2 | 60 | 60 |
| Max Units | 1.92 | 30,225 | 2 | 60 | 29 |
| Max Residential | 1.92 | 30,225 | 2 | 60 | 22 |
| Split Lot (2 Buildings) | 0.87 | 13,300 | 2 | 60 | 18 |
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