Five Decisions. One Platform.

Every real estate deal passes through five decision gates — from initial triage to institutional strategy. ZoneLens gives you the data, reports, and scoring to clear each gate with confidence.

Free Starter — $39/mo Pro — $99/mo Pro+ — $249/mo Developer — $499/mo
1
Explorer (Free)
Is this parcel worth thinking about?
Initial triage — does the parcel pass basic viability filters before you invest any time?

Data Available at This Stage

Zoning district & uses Lot area & frontage Flood zone risk Wetlands & brownfield flags Building age & class GO / REVIEW / NO-GO Historic district & landmarks Open DOB violations
FREE
Free Tier

Feasibility Snapshot Lite

Quick zoning summary with constraint flags. Available to all users.

EXAMPLE
Single-Parcel

Site Failure Report

Why a site was classified NO-GO, grouped by risk category with citations.

1.5
Starter ($39/mo)
What does the zoning actually allow here?
Same reports as Free, but with full zoning data — FAR, height limits, setbacks, buildable sqft — so you can evaluate real development potential.

What Starter Unlocks

Full zoning data (FAR, height, setbacks) Buildable sqft estimates 10 full reports / month 1 project workspace (25 parcels) Parcel comparison (up to 5) Feasibility exports 2 cities
Same report types as Free — Starter's value is deeper data per parcel, not additional report types. You'll see full dimensional requirements, buildable area, and FAR on every parcel instead of basic zoning district info. Upgrade to Pro ($99/mo) to unlock full feasibility reports, decision memos, and project-level analysis.
2
Pro ($99/mo)
Could this actually pencil as a project?
Full screening — does the parcel have buildable capacity, manageable risk, and a clear path to entitlement?

Data Available at This Stage

Buildable envelope & FAR Height & floor limits Unit yield estimates Ownership & sale history Transit proximity Risk scoring & approval friction Flood & environmental risk Ground lease restrictions Tax liens & lis pendens Active DOB job filings Certificate of occupancy Owner type classification
EXAMPLE
Single-Parcel Enhanced

Site Feasibility Snapshot

Full zoning summary, constraint flags, viability score, GO/REVIEW/NO-GO classification, plus encumbrances, compliance status, and environmental risk.
EXAMPLE
Single-Parcel

Buildable Envelope Report

Maximum buildable area, FAR utilization, height/floor estimates, unit counts, and parking.
EXAMPLE
Single-Parcel Enhanced

Due Diligence Checklist

Auto-verified and manual items covering zoning, environmental, structural, regulatory compliance, encumbrances, violations, and landmarks.
EXAMPLE
Single-Parcel

Constraint Risk Report

Environmental, regulatory, and zoning risks with severity scoring and mitigation strategies.

EXAMPLE
Single-Parcel

Zoning Compliance Breakdown

Rule-by-rule pass/fail analysis against the zoning code with citations.

EXAMPLE
Single-Parcel

Zoning Interpretation Report

Deep analysis with legal citations, ambiguity flags, and conflicting rule identification.

3
Pro+ ($249/mo)
Should we pursue this deal?
Deal-level analysis — financial viability, regulatory burden, risk appetite fit, and team alignment.

Data Available at This Stage

Risk scoring & decision framing Approval friction analysis Effective confidence scoring Census demographics Permit pipeline activity Composite ranking scores Rent stabilization status HPD housing violations 5-year tax assessment trend Environmental Phase I indicators Construction cost estimates Community board stance Utility infrastructure
EXAMPLE
Single-Parcel Enhanced

Site Decision Memo

Executive-ready proceed/decline recommendation with risk analysis, approval difficulty, next steps, regulatory context, and market data.
EXAMPLE
Single-Parcel Enhanced

Lender Risk Report

Underwriting-focused risk assessment with encumbrance analysis, environmental due diligence, regulatory compliance risk, and lien exposure.

EXAMPLE
Single-Parcel

Confidence & Uncertainty Report

Data freshness and interpretation quality. Shows which data sources are current, stale, or missing.

ADD-ON
Add-On $29/memo or $199/mo

Zoning Analysis Memo

Professional zoning memo for loan applications and investor presentations.

4
Developer ($499/mo)
What opportunities exist across the market?
Multi-site analysis — market scanning, pipeline building, assemblage, and programmatic acquisition.

Data Available at This Stage

Batch screening & ranking Assemblage detection Scenario comparison Zoning compliance analysis Elimination pattern analysis Rezoning likelihood scoring Construction cost modeling Market absorption rates Opportunity Zone eligibility School proximity analysis Rental comparable benchmarks
EXAMPLE
Project-Level

Elimination Report

Aggregated rejection analysis across screened-out parcels — why sites failed, grouped by category.
EXAMPLE
Project-Level

Scenario Comparison

Side-by-side capacity analysis across viable parcels with aggregate stats.
EXAMPLE
Project-Level

Assemblage Opportunity Report

Multi-parcel combination analysis with zoning compatibility, ownership fragmentation, and capacity uplift.

EXAMPLE
Project-Level

Acquisition Screening Report

Batch triage with scoring across multiple dimensions and ranked acquisition shortlist.

EXAMPLE
Single-Parcel

Scenario Sensitivity Report

What-if modeling for FAR, height, unit mix, and parking impact on feasibility.

5
Enterprise (Custom)
What does the market tell us?
Institutional-grade intelligence — cap rates, absorption trends, predictive signals, and full audit trails.

Data Available at This Stage

Cross-city comparison Full audit trail & provenance Portfolio monitoring Implied cap rates Rental comparable trends Population migration flows Predictive market signals
EXAMPLE
Single-Parcel

Neighborhood Intelligence Report

Permit trends, development typology, absorption rates, and submarket growth indicators.

BUNDLE
Single-Parcel

Parcel Decision Packet

Master export bundling all artifact blocks into one comprehensive document for institutional review.

ZIP BUNDLE

Data Room Package

Bundled ZIP export containing all single-parcel report artifacts for institutional data rooms.

EXAMPLE
Cross-City

Cross-Zoning Comparison

Side-by-side zoning rules, housing permissions, and state law overrides across cities. Compare R6B (NYC) vs RM-2 (SF) vs MF-3 (AUS).

Start at Discovery. Scale to Market Intelligence.

Every tier unlocks the next decision gate. Begin screening for free and upgrade as your pipeline demands deeper analysis.

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