One report, three questions. A broker needs it to win the listing. An owner needs it to know what their own site could become. A developer needs it to kill the site before it costs them. Same study, same afternoon.
Not feature lists. Three full sequences from the moment a user opens Envelope to the moment they have what they came for. Five steps each, no skipping.
From a vacant lot spotted at a stoplight to a showing booked the same hour.
Broker is driving down 8th Street in Park Slope, sees a fenced-off parcel, types the address into Envelope from the driver's seat at a red light.
The property card loads instantly. Owner of record: 362 WARRENPOINT LLC. Last sold five years ago, no listings, no permits filed. The kind of cold lead every broker passes on because the LLC is opaque.
One click on Pierce LLC. Vision AI runs the recorded deed and mortgage in parallel; both signatures are illegible. The pipeline falls through to address DD on the grantee mailing address (541 3rd St, Brooklyn), returns the Gallagher family cluster, and surfaces James Gallagher (67) as the candidate principal. No human intervention.
Broker clicks Skip-trace James Gallagher. The card flips to reveal his cell, personal email, LinkedIn, and the operating company he runs out of the Brooklyn address.
Cold call connects on the second ring. James is open to a conversation, and the broker books a walkthrough for that afternoon. The lead, the contact, and the notes stay private to her account.
Twelve buildings on one map. Never blindsided by a violation, a deadline, or a refi.
Owner opens the platform, drops in each address, and hits Save to dashboard. The dashboard now mirrors their portfolio: every BBL, every lot line, every building footprint, on one map.
Inline tag editor: “residential”, “Class A”, “Brooklyn watch”, “refi 2026”. Tags drive filtering on the map, the deal list, and the calendar.
One click copies the personalized .ics URL. Pasted into Google Calendar under Other Calendars. LOI deadlines, mortgage maturities, and closing dates now appear on their phone alongside dentist appointments.
DOB issues a Class 1 hazardous violation on a watched BBL. Envelope fires the email and push before the building's super has it on his clipboard. Owner forwards to counsel from the alert, with the full violation text inline.
The lender wants a quick feasibility view. Owner clicks the saved building, runs the on-demand zoning report and the pro forma side by side, and exports a white-label PDF. Sent to the lender by lunch. No architect engagement, and none of the $1,500–$10,000 a feasibility study costs.
From a broker email at 9 AM to an IC-ready underwriting at noon. One report, no architect engagement, nothing spent before a bid.
Broker emails an off-market sheet for 215-16 Northern Boulevard in Bayside. Developer pastes the address into Envelope. Three seconds later: PLUTO, ZoLa, zoning district, lot dimensions, existing structure, last sale, and the LLC owner all on one page.
Hits Analyze. The engine sweeps the lot through every legal pathway: max residential, commercial overlay, City of Yes / UAP, IH bonuses, AIRS senior-housing bonus, shared housing (SRO), community facility, special-district overrides. Every scenario comes back with FAR, height, GSF, unit count, parking layout, and sketch plans.
Picks the best three by FAR achieved and program mix. The comparison view shows them on the same page: Max Res + AIRS Senior Bonus (38 units, 42,820 BSF), Shared Housing / SRO (67 units on the same envelope), Commercial Overlay (mixed-use with ground-floor retail). Each one has its own elevation, sketch plan, and ZR citation table, defensible to any architect or DOB examiner.
Flips to Indicative valuation. NOI from borough-typical rent and opex assumptions. Income approach: NOI ÷ exit cap. Cross-checked against the comp-implied $/SF from nearby ACRIS sales. Midpoint value lands at ~$11M stabilized. Sensitivities on rent and cap rate are one slider away.
Hits Export PDF. The full architect-grade study plus the indicative pro forma comes out under the firm's logo and brand. Sent to the investment committee before lunch. No outside architect engaged, none of the $1,500–$10,000 a feasibility study costs, no two-week wait.
The owner's first question is always what the site could become. Answer it the same day, with a study under your own logo. Not a guess, and not a four-week wait on an architect.
An owner asks what their site is worth developing. Enter the address, hand back an architect-grade feasibility study the same afternoon, while the other broker is still waiting on a callback.
Your logo, your colors, your name on the web view and every export. The client sees your brand on work they'd otherwise have paid an architect thousands for.
As-of-right, City of Yes, IH, community facility, each as an actual building with FAR, height and unit count. You can price a listing on the upside instead of describing it.
The program changes mid-deal. Re-run the same lot as many times as it takes; refreshes never cost anything.
The human behind the LLC, plus violations, distress score and permit history, so a cold list is a call list.
Every listing and target on one board, with a ping when a rezoning, violation or nearby new-build touches one.
Upload your logo once in Settings. Every report your clients view on the web or receive as a PDF carries your firm name, your colors, and your logo. No Envelope branding.
SEE PRICING →Most NYC commercial buildings are held in single-purpose LLCs. We pierce them: vision AI on the recorded deed and mortgage, address DD as fallback, and resolve the human signer to a cell, email, LinkedIn, and operating company. Pierce 251 PAS LLC, get Jeffrey J. Feil. No skip-trace credits to buy; piercing is included in your Enterprise seat (1,000 fresh skip-traces per year; fully cached BBLs are free).
Most owners never find out what their own site could become, because finding out has meant hiring someone. Run the study yourself, on the lot you already own, before you decide whether it's worth a conversation.
An architect-grade study on the lot you already own, every legal scenario modeled as an actual building, not a range. The answer to the question you've been putting off asking.
City of Yes, Inclusionary Housing, community facility, senior housing, 485-x and the rest, checked against your lot rather than described in general.
Per-floor plates with unit layouts, cores and corridors, plus 3D massing and sections. You can see the building, which is the difference between a number and a decision.
Every constraint cited to the Zoning Resolution section that imposed it, plus Building Code Chapter 5. Hand it over without having to defend where it came from.
Income-approach valuation with NYC defaults, cross-checked against nearby ACRIS sales. Deliberately outside the report, which makes no representation about value.
Alerts when a violation lands, a rezoning enters review, or a new building files near something you own.
The report is the go / no-go. Every scenario against every program, drawn and cited, before you engage an architect on a site you might not bid.
Paste it. Lot, zoning district, overlays, existing structure and the constraints that will drive the envelope come back in seconds.
Every legal scenario modeled as an actual building, FAR, height, floors, units, with per-floor plates, 3D massing and full ZR citations.
All scenarios side by side. This is the go / no-go, and it lands before you have spent anything on an architect.
The site changes, the program changes, you add the lot next door. Re-run as often as you like; refreshes are free.
Comparables, valuation and the deal pipeline for the sites that survive step three.
Select multiple adjacent lots. The engine computes merged zoning, combined FAR, shared yards, and per-program scenarios for the whole site.
Income approach with Class 2 tax auto-calculated, heat, water and payroll NYC defaults, comparables pulled from ACRIS and ranked by zoning, size and recency.