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.

Developers, architects, and planning consultants who want a fast “does this typology pencil?” check before committing to a site or detailed study.

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

Lot area (sf)7,000 sf

Storeys3

GFA per unit (sf)880 sf

Hard cost ($/sf)$295

Soft costs (% of hard)15%

Land cost ($/sf)$65

Parking stalls5

Parking cost / stall$32,000

Market rent / unit / mo$2,250/mo

Target yield5.5%

OpEx / unit / mo$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.

Check this address in Bucky Book a demo

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.

Check this address in Bucky Book a demo

More typology pencil tests

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.

Will my fiveplex pencil?

Why we built this

More typology pencil tests

FAQ

Will my fiveplex pencil?

Why we built this

More typology pencil tests

FAQ

Ressources