Free interactive pencil test
Will my duplex pencil?
Two units, one lot. Adjust costs and rents to see whether a duplex clears your yield or margin target.
Duplex pencil test
Illustrative assumptions only — does not read your zoning or parcel record.
Doesn't pencilRental · 2 units
$3,440/mo required
Market rent $2,600/mo · 2 units
All-in $1,266,640 · $633,320/unit
5,000 sf
2
1,100 sf
$320
16%
$80
2
$25,000
$2,600/mo
5.5%
$400/mo
Cost build-up
- Hard construction$704,000
- Soft costs$112,640
- Parking$50,000
- Land$400,000
- All-in$1,266,640
Save this scenario
Email yourself the verdict, cost build-up, and a link you can reopen — no account required.
Why we built this
Duplexes are the entry point for missing-middle housing. A quick pencil check beats rebuilding the same spreadsheet for every lot.
When a scenario looks promising, take the next step on a real address — zoning, lot dimensions, setbacks, and height limits are free tools on Bucky.
FAQ
- Is this a side-by-side or stacked duplex?
- The model is typology-agnostic on plan form. It uses unit count, GFA, and cost assumptions — not a specific floor-plan layout.
- Does this read my zoning?
- No. This is an assumption calculator — you set lot size, costs, and rents. For parcel-backed zoning facts, use Bucky’s free address tools or a project workspace.
- Who is this for?
- Developers, architects, and planning consultants who want a fast “does this typology pencil?” check before committing to a site or detailed study.