Free interactive pencil test
Will my fiveplex pencil?
Five units on a larger lot. Check whether cash flow or sale margin clears your target.
Fiveplex pencil test
Illustrative assumptions only — does not read your zoning or parcel record.
MarginalRental · 5 units
$2,377/mo required
Market rent $2,250/mo · 5 units
All-in $2,107,700 · $421,540/unit
7,000 sf
3
880 sf
$295
15%
$65
5
$32,000
$2,250/mo
5.5%
$350/mo
Cost build-up
- Hard construction$1,298,000
- Soft costs$194,700
- Parking$160,000
- Land$455,000
- All-in$2,107,700
Save this scenario
Email yourself the verdict, cost build-up, and a link you can reopen — no account required.
Why we built this
Fiveplex programs need more lot and more capital. A fast pencil test screens weak sites before design spend.
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
- When does fiveplex beat fourplex?
- When the lot and financing support the fifth unit without a parking or soft-cost spike that eats the extra rent roll. Use the sliders to test that trade-off.
- 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.