Does the deal
actually pencil?

Starter helps you answer, “Does this deal pencil?” Pro helps you explore, “What happens if things don’t go quite as planned?”

With Starter at $79 per month, you get three projects and three AI memos per month—a solid starting point for evaluating your next opportunity.

At $199 per month, Pro includes everything in Starter, plus:

• Unlimited projects and Compare to evaluate opportunities side by side.
• A weighted scorecard with deal-killer gates so serious risks don’t get lost in an otherwise promising score.
• Sensitivity and cost-overrun stress tests because construction budgets occasionally have other plans.
• Financial tools for draws, budget versus actual, and QuickBooks CSV.
• Unlimited AI memos with Word export.
• Branded PDF reports ready for your next meeting.
• Guided coaching to help you work through your assessment.
• Optional parcel, flood, and zoning lookup.

Choose Starter for a few opportunities at a time. Choose Pro when you need more capacity, deeper analysis, and greater visibility into your project’s financials.

Bring what you know: property size, asking price, proposed use, and estimated lot or home count. Cost estimates, expected sales prices, financing terms, and timing help sharpen the picture. A promising address is a start; a few solid numbers are even better.

That’s normal. Early-stage deals rarely arrive with every blank filled in. Start with reasonable estimates, then refine your assessment as better information comes in. Treat your early results as a preliminary view of the opportunity, not finished underwriting.

It helps you understand projected costs, revenue, profitability, and how the deal measures up against the assessment’s feasibility criteria. You’ll have a clearer view of what looks promising—and what needs a second look.

Think of them as financial traffic signals. Go means the deal meets the assessment’s criteria. Conditional means concerns need attention. No-Go means it falls short under the current assumptions.

These signals apply to land development and build-to-sell projects. Multifamily, mixed-use, and commercial assessments show a preliminary screen—how many of the assessment’s thresholds the deal meets—rather than a Go or No-Go.

These signals guide your review; they aren’t approvals or guarantees. Even with a green light, you still need to look both ways.

Yes. Pencl can help estimate the maximum land price a project can support while meeting your target return. The asking price starts the conversation. Your numbers help you decide where it should end.

Yes. Adjust assumptions such as acquisition price, development costs, sales prices, or timing to see how the projected outcome changes.

Pro adds dedicated sensitivity and cost-overrun stress tests to help you explore how much pressure a deal can handle. “What if?” is much less expensive to ask before you close.

Pencl helps you evaluate acquisition costs, development costs, projected lot yield, and lot sales revenue together. It helps you move from “this property has potential” to a clearer understanding of whether the proposed project makes financial sense.

Pencl helps you assess whether expected home sales can cover land, construction, financing, and other project costs while leaving enough profit to meet your goals. A beautiful home deserves an equally well-considered budget.

The Lot Estimator helps you explore a conceptual lot count for a property. Think of it as an early sketch of the possibilities. It’s a starting point for feasibility, not an engineered site plan or confirmation of how many lots a jurisdiction will approve.

Ask Pencl is the platform’s AI question-and-answer feature. It helps you work through development concepts and understand your analysis. When a term or number makes you pause, you have somewhere to start asking questions.

We respect a good spreadsheet. Pencl provides a guided assessment process that connects your inputs to financial results and feasibility insights, helping you spend more time evaluating the deal and less time wrestling with the workbook.

Good inputs make for more useful results. Pencl evaluates the assumptions you provide, so replace preliminary estimates with verified information as it becomes available. Optimism is welcome; realistic cost and revenue assumptions do the heavy lifting.

No. Pencl supports financial feasibility analysis, but you still need to verify zoning, access, utilities, drainage, title, environmental conditions, and other site requirements.

Keep your engineer, attorney, and other qualified professionals in the loop. They’re still on the team. Optional lookup tools can support your research, but they don’t replace site-specific verification.

Yes. It can help you explain your assumptions, discuss projected economics, and identify unanswered questions. Pro includes branded PDF reports and AI memo exports to Word to help you present that analysis.

Think of it as a stronger opening conversation—not an automatic funding approval. Lenders and investors may require additional documentation and their own underwriting.

No crystal ball included. A favorable assessment means the numbers work under the assumptions evaluated. Costs, markets, approvals, financing, and execution can change the outcome.

Pencl helps you make a more informed decision before real money meets real dirt.