Pencil it. Fund it. Build it.
pencilab is a property development you can actually read. Put in a prospective site, the units, the costs and the financing, and see in minutes whether the project .
No account needed to start. Or click any lot on the map.
From first pencil to funded project
Find out fast whether a project is worth building, then raise the money to build it.
Project checks
all 11 within range- Density used100.4%
- Net sellable ratio90.0%
- Construction cost$350/sf
- and price$810/sf
- 19.0%
- Investors paid in fullpaid in full
- 20.4%
- Sales & marketing2.5%
- 65%
- Price cushion16.0%
- Equity in vs profit out19% · 30%
- Average sale price$810/sf
$810 per sf of net sellable area on average
- GP sponsor 17.2%
17.2% · 1.61× on $1,000,000 of its own money over 36 months
Each check reads the pro-forma as it stands, in Simple or Detailed; the ranges are Pencilab’s conventions, not a market study. “If improved” re-runs the whole model with that one figure moved to its range.
Pencil it
Know in minutes whether it makes money
Put in the prospective site, the units, the costs and the financing, and every return recomputes as you type. The project checks flag anything that looks off against the ranges a developer would expect, so you know whether the project before you spend a dollar on it.
Fund itComing soon
Land the loan and find your investors
Advertise a project that pencils in the deal room. We connect you with mortgage brokers who can place the , and with who can put in the equity as .
What each partner takes home
Equity waterfallcapital back, the LPs’ preferred return, then the splitLPs 70% / GP sponsor 30%$6,562,967
- Initial investment
- $4,294,857
- Return multiple
- 1.53×
- IRR
- 15.2%
- Capital back
- $4,294,857
- Preferred return
- $844,715
- Share of profit
- $1,423,396
- Total return
- $2,268,110
sponsor
$1,610,027
- Initial investment
- $1,000,000
- Return multiple
- 1.61×
- IRR
- 17.2%
- Capital back
- $1,000,000
- Share of profit
- $610,027
- Total return
- $610,027
Each partner is paid what its lines in the ladder give it, then the profit is split as the LP and GP sponsor shares are set.
Build itComing soon
Keep the money straight once it’s a go
Once the project is greenlit, pencilab follows the money: the loan draws against the budget, what has been spent, and what each partner is owed when it pays out. Your builder runs the site; we keep the books your lender and your investors read.
How it works
From a lot to its returns in minutes
Four steps from an idea to whether it pencils.
Start a pencil
No account needed. A new opens on a worked example you can change.
Describe the site and units
The prospective site, what its zoning allows, and the mix of units you would build.
Set the costs and financing
Hard and soft costs, the and the equity behind it.
Read the returns
Profit, and each partner’s share, explained on the Analysis tab.
Pricing
Start free. Every plan has the whole model. Compare the plans.
$0 USD / month
What's included
- 1 pencil
- Pro-forma
- Condo sale or rental hold
- CMHC take-out loan
- LP / GP waterfall
- Analysis
- Sensitivity and break-even
$49 USD / month
Every Starter feature.
Plus research and the deal room.
- Unlimited pencils
- Research: AI-powered research into your site and its market (coming soon)
- Deal room: advertise your project to mortgage brokers and accredited investors (coming soon)
FAQ
Frequently asked questions
Still have questions?
Ask about the model, your account or your data.
Ready to pencil a project?
Start from the worked example or your own numbers. No account needed.