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.

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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.

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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.