Free interactive pencil test
Will my mid-rise pencil?
A simple mid-rise pencil check. Adjust unit count, storeys, costs, and rents — not a full pro forma.
Mid-rise pencil test
Illustrative assumptions only — does not read your zoning or parcel record.
Doesn't pencilRental · 48 units
$2,369/mo required
Market rent $2,100/mo · 48 units
All-in $20,742,400 · $432,133/unit
20,000 sf
6
48
750 sf
$380
18%
$120
40
$55,000
$2,100/mo
5.0%
$450/mo
Cost build-up
- Hard construction$13,680,000
- Soft costs$2,462,400
- Parking$2,200,000
- Land$2,400,000
- All-in$20,742,400
Save this scenario
Email yourself the verdict, cost build-up, and a link you can reopen — no account required.
Why we built this
Mid-rise underwriting usually lives in a 40-tab workbook. This keeps the first pass to the levers that kill deals early.
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 can I change unit count here?
- Mid-rise programs vary widely. Use the unit slider (and storeys) to sketch a band, then take a promising scenario into a real underwriting model or Bucky project.
- 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.