Free interactive pencil test
Will my fourplex pencil?
Four units, one deal. See required rent and developer margin as you change cost and parking assumptions.
Fourplex pencil test
Illustrative assumptions only — does not read your zoning or parcel record.
Doesn't pencilRental · 4 units
$2,502/mo required
Market rent $2,300/mo · 4 units
All-in $1,782,000 · $445,500/unit
6,000 sf
3
900 sf
$300
15%
$70
4
$30,000
$2,300/mo
5.5%
$360/mo
Cost build-up
- Hard construction$1,080,000
- Soft costs$162,000
- Parking$120,000
- Land$420,000
- All-in$1,782,000
Save this scenario
Email yourself the verdict, cost build-up, and a link you can reopen — no account required.
Why we built this
Fourplexes sit at the center of missing-middle policy. Parking ratios and soft costs usually decide the outcome more than the unit count itself.
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
- Why does parking matter so much?
- Structured or even surface parking can add tens of thousands per stall. Drop stalls and watch required rent fall — that is often the swing factor on fourplex deals.
- 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.