See the building before you buy the dirt.
Follow one deal through Proper Plans: an address goes in, the site builds up in 3D, the analysts report what they find, and the Deal Desk turns it into an underwritten tear sheet.
Seven steps · about two minutes · every deal figure comes from the sample seed (1–8 Elm St, Dallas)
Start with a parcel.
Type an address and pick an asset class. Proper Plans geocodes it to its jurisdiction and lines up the analysts that fit the asset class.
For Multifamily, ten analysts run in parallel. Raw land runs seven; a master-planned community runs thirteen.
Illustration only. Nothing is submitted from this page.
The site builds itself up.
- ParcelBoundary and survey pins drawn on the lot
- EnvelopeWhat the zoning allows, extruded to the height limit
- StructureColumns, slabs and facade, floor by floor
- ReadyMassing complete, hand-off to the analysts
Illustrative massing, not a design for 1 Elm St.
SiteBot · LandBot
What's on the ground?
Site profile, terrain, soils, utilities and access. Public layers attach to the study automatically: USGS terrain, FEMA flood zones (NFHL), USFWS wetlands and the Census ACS tract.
ZoningBot · HBUBot
What's allowed here?
Permitted uses, density, height, setbacks, parking and the entitlement path. HBUBot then runs the four highest-and-best-use tests.
ConstructBot · BidBot
What will it cost to build?
A construction budget by trade and bid leveling across contractor bids. Quantity takeoffs from plan PDFs are AI proposals that a person accepts or rejects.
FinBot · RiskBot · ReportBot
Does it pencil?
A development pro forma, a risk register scored by likelihood × impact, and a master report that ends in GO, CONDITIONAL GO or NO-GO with an action plan.
Layers and hotspots are illustrative, not mapped data for this parcel.
Every deal, one desk.
- Pipeline at a glance: 8 active demo deals with a combined ask of $12,360,000.
- Each row shows the property, type, units, ask price and stage.
- The AI verdict comes from the Underwriting Standard. On these demo deals it reads Pass.
- New Deal starts the next one.
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Open a deal, see the math.
- Underwriting inputs for 1 Elm St: 11 units, a $1,510,000 purchase price and $15,100 gross monthly rent.
- The verdict uses the Proper Plans Underwriting Standard: 5% vacancy, 35% expenses, 75% LTV. No red flags on this demo deal.
- Financial projections: NOI $111,891, cap rate 7.41%, cash-on-cash 4.47%, DSCR 1.18.
- The AI verdict on this deal: Pass.
- Takeoffs live with the deal. AI takeoffs are proposals to review, then accept or reject.
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One page for the partner.
- An investment tear sheet for 1 Elm St, generated from the deal.
- Ask $1,510,000, price per unit $137,273, five-year IRR 14.05%, equity multiple 1.84x.
- Three scenarios side by side. Conservative and Base read Pass; Aggressive reads Buy.
- Five-year projected cash flows, with the exit at the going-in cap.
- Email it or download it as a PDF.
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Start free. Scale when it pays.
Your first full study is free, with no credit card. Upgrade when you're screening more sites.
1 full study. Try the full engine on a real site.
- 1 full feasibility study
- Every analyst for the asset class
- Master report with verdict
- Public data attached automatically
- Read-only share link
For active acquisitions and development teams.
- Unlimited feasibility studies
- Side-by-side project comparison
- Master reports and share links
Multiple seats, volume, or a portfolio to screen.
- Everything in Pro
- Multiple seats
- Volume screening
- Onboarding help