Understand the rules, the site and the economics in one clear property report. Make your next move with the evidence in front of you.
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From property to possibility
Illustration only. Your report uses your parcel’s data.
Step through what Civexa reads, in the order it reads it. The property never changes — what you can see about it does.
Before anything is known, a property is an address, a boundary and a price. Its shape, its frontage, its slope and its history are all facts that exist — they are simply not in front of you.
Parcel geometry and zoning read from county GIS and the jurisdiction's adopted code.
Setbacks, height, floor-area ratio, coverage and the middle-housing tier are not general facts — they are the specific numbers this zone imposes on this parcel. Civexa reads them from the adopted ordinance and cites the section.
Every figure carries the ordinance section it came from. Where the code is silent or unresolved, Civexa says so rather than assuming a value.
A mapped steep slope, a wetland buffer and a critical-area setback routinely occupy the same ground. Adding them up invents lost land, so Civexa unions the geometry and reports the overlap it removed.
A layer Civexa could not reach is reported as unavailable — never as “no constraint”. That distinction is the difference between a clear site and an unexamined one.
What is left after the code and the ground have taken their share is the real development capacity — not the zoning maximum, and not a number from a table. Civexa keeps the legal figure and the site-constrained figure apart, and names which one binds.
Where the site limit is tighter than the code limit, the site governs — and the report says which one did.
A footprint placed in the buildable area, tested against setbacks, height and access, with the driveway and parking laid out as real geometry rather than assumed to fit.
The massing is the analysis, not a picture of it: if a building does not fit, the report names the constraint that stopped it.
Cost, financing, revenue and the exit, period by period, with sources equal to uses at every funding stage. Every metric names its denominator, and the residual land value says what this project can support for the land.
Illustrative figures from a real Civexa run, using developer-supplied pricing. Civexa does not invent sale prices, rents or cap rates — where one is missing, the model reports that it cannot run.
Example based on a real Civexa run. Run your own address for live, code-traced figures.
Setbacks, height, floor-area ratio and the middle-housing tier, read from the jurisdiction's adopted ordinance and cited to the section — with anything unresolved named rather than assumed.
See how the rules are readThe programme the parcel actually supports once the code and the ground have both taken their share, with the legal maximum and the site-constrained figure kept apart.
See how capacity is measuredA footprint placed in the buildable area and tested — setbacks, height, access, parking and open space as real geometry, so a building that does not fit is reported, not drawn.
See how massing is testedTerrain, critical areas, flood, soils, access and utilities turned into constraints with geometry and severity. Overlapping constraints are unioned, never summed.
See how the site is screenedRecorded comparable sales, median price trend and HUD rent benchmarks for the parcel's own area — labelled for what each one is, so a benchmark is never passed off as a comparable.
See the market evidenceCost, financing, cash flow, returns, break-even and residual land value, with sources equal to uses and every metric naming the denominator it was computed over.
See the feasibility modelThe answers are buried across maps, regulations, market data, assumptions and financial models. Civexa brings them together — and shows you the evidence behind each one rather than asserting it.
Capacity engine · zoning from the adopted code, developable area from the screened site layers. Every figure links to the rule or the layer that produced it.
Site engine · constraints are unioned rather than summed, so shared ground is not counted twice. An unscreened layer is reported as a gap, never as a clear result.
King County GIS recorded-sales layer. These are recorded transaction prices, not listings or estimates.
HUD Small Area Fair Market Rents for this ZIP. These are programme benchmarks — 40th-percentile gross rent including utilities — not market asking rents, and Civexa labels them that way rather than presenting them as comparables.
Finance engine · hard cost from the construction-cost band for this product type, every other line computed from it with its formula shown. The band is flagged as the assumption most worth replacing with a contractor's quote.
Residual land value is what this project can support at this target return under these assumptions. It is explicitly not an appraisal and not a negotiating position — change the target and it changes with it.
Civexa answers from the structured model, not from prose. Every figure above is one the engine computed, with the source named beneath it.
Verified from GIS, derived from the code, or a labelled screening estimate. The label travels with the number into the exported report.
A layer Civexa could not reach is reported as unscreened. It is never reported as an absence of constraint.
Civexa does not estimate sale prices, rents or cap rates. Without one, the financial model reports that it cannot run and names the input it needs.
Sources equal uses at every funding stage, every metric names its denominator, and each result links to the formula and inputs that produced it.
Every screening default is listed with its basis and confidence, and replacing it with your own number recalculates the model rather than annotating it.
Conservative, base and upside cases, sensitivity on the variables that decide the deal, and the break-even distance on each one.
Civexa reaches a GO, CAUTION or NO-GO under thresholds it states and you can change. It is decision support, not a recommendation, and it never appears without the numbers that produced it.
The expensive mistakes in development are made early, when the least is known and the most is still reversible. Civexa is built to move what you know forward.
Development potential, the constraints that limit it and the price the economics support — before the offer, not after the feasibility period has started running.
Give the design team what the code and the ground actually permit, so the first scheme is inside the envelope rather than discovering it.
The unresolved items, the assumptions carrying the most weight and the variables the deal is most sensitive to — named, before they become change orders.
Screen more sites than you can walk, and reach the ones worth walking with the constraints, the capacity and the economics already in front of you.
What Civexa does for developers →Start a feasibility conversation with a measured envelope rather than a zoning summary, and show a client what the code and the ground actually permit.
What Civexa does for architects →Understand what a site can support and what it can justify paying, with the assumptions behind the return visible and adjustable rather than buried in a spreadsheet.
What Civexa does for investors →Every property has a possibility. The question is whether you can see it.
Civexa AI helps you find out.