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 RunEnvelope to the moment they have what they came for. Five steps each, no skipping.
From an owner's question to a study under the broker's logo the same afternoon.
A two-family house on an oversized corner lot. The owner wants to know whether to sell it as a house or as a development site, and is talking to two brokers this week.
Broker types the address into RunEnvelope. Zoning district, overlays, max FAR, buildable square feet and the scenarios that apply come back before the call ends. No account, no card.
One report, priced by buildable SF. Every legal scenario comes back as an actual building: as-of-right, City of Yes / UAP, Inclusionary Housing, community facility, each with FAR, height, floors, units and per-floor sketch plans.
Instead of describing the site as "development potential", the broker shows the buildings it permits, side by side, each figure cited to the Zoning Resolution section that produced it.
White-label PDF and a live web link the owner opens with no account. The other broker is still waiting on a callback.
The question every owner puts off, answered before deciding whether it is worth a conversation.
A two-story building on a lot zoned for more. The owner has wondered for years what it could become and never paid to find out.
The free check shows the lot's allowable floor area, what is already built, and the unused air rights between the two. No account, no card.
Every program tested against this lot, not described in general: City of Yes, Inclusionary Housing, community facility, senior housing, and tax eligibility for 485-x, J-51 and ICAP.
The report lists each adjacent lot's transferable floor area and models the merged building, so the owner knows whether a zoning lot merger is worth a conversation.
The study goes to an architect as a starting point, with every constraint cited, instead of paying for the first round of feasibility. None of the $1,500–$10,000 a feasibility study costs.
From a broker email at 9 AM to a go / no-go 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 RunEnvelope. 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.
The same report lists every adjacent lot's transferable floor area and the block-wide pool. Adding a neighbor re-runs the study as an assemblage, with every scenario recomputed on the combined site.
Hits Export PDF. The full architect-grade study comes out under the firm's logo, and the firm's own underwriting starts from the scenario it chose. 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.
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 RunEnvelope branding.
SEE PRICING →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.
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.
The sites that survive step three go to design with a head start: every floor downloads as an editable DXF on AIA layers, the massing as DXF, IFC, OBJ or GLB, and every figure carries the Zoning Resolution section behind it.
Select multiple adjacent lots. The engine computes merged zoning, combined FAR, shared yards, and per-program scenarios for the whole site.
Every neighbor's transferable floor area, the block-wide pool ranked by unused floor area, and the merged building modeled under the height and setback rules that apply.
“I don't want to spend a few grand with an architect every time something interesting comes across my desk. We can look at ten times as many deals with this.”
“We've had situations where we got pretty far into a deal before realizing there was a zoning issue we hadn't fully appreciated. Anything that helps us catch that earlier is useful.”
“Usually we tell clients what we know from the FAR and encourage them to speak to an architect. This gives you something more useful to show them upfront.”
“For certain listings, I think this is a no-brainer. If the development potential is a big part of the story, you should probably have something like this in the marketing package.”
“Owners ask me about their development sites. I don't want to pretend I'm a zoning expert.”
“I bring this to my architect and we waste so much less time and money.”
“I think it's useful for the early conversations with clients, before everyone's spent a lot of time and money on a project that may not work.”
“This report gives you a better idea of what you're getting into.”