Free interactive pencil test
Will my sixplex pencil?
Six units — often the top of the multiplex band. Stress-test cost, parking, and rents.
Sixplex pencil test
Illustrative assumptions only — does not read your zoning or parcel record.
MarginalRental · 6 units
$2,257/mo required
Market rent $2,200/mo · 6 units
All-in $2,390,850 · $398,475/unit
8,000 sf
3
850 sf
$290
15%
$60
6
$35,000
$2,200/mo
5.5%
$340/mo
Cost build-up
- Hard construction$1,479,000
- Soft costs$221,850
- Parking$210,000
- Land$480,000
- All-in$2,390,850
Save this scenario
Email yourself the verdict, cost build-up, and a link you can reopen — no account required.
Why we built this
Sixplex deals look strong on unit count until parking and construction type catch up. This tool makes that visible 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
- Does this include elevators?
- Not as a separate line. Fold elevator cost into hard cost $/sf or soft costs if your code path requires one.
- 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.