Proper Plans reads a parcel's zoning, site, market and cost picture, underwrites what can actually be built there, from a backyard ADU to a five-story mixed-use building, and tells you whether the deal pencils.
Illustrative example · NS-T5 (Near Southside, §4.1305)
A half-acre parcel: property lines, setbacks, the street and the zoning district. Public layers attach to the study automatically.
Build-to line, height in stories, parking behind: the site plan follows the code, then the floor plates stack to what it allows.
Retail on the ground floor and about 40 apartments above, costed by trade from the structure up.
The finished building, a pro forma, a scored risk register and a verdict: GO, CONDITIONAL GO or NO-GO.
Every study follows the same path a development team would, with a named analyst at each step, so you can see where a verdict came from.
Site profile, terrain, soils, utilities and access, plus flood, wetlands and census layers.
Uses, density, height, setbacks and parking, then the four highest & best use tests.
Budget by trade, bid leveling, and quantity takeoffs proposed from plan PDFs for a person to accept.
Pro forma, risk register and a GO, CONDITIONAL GO or NO-GO verdict with an action plan.
Before any analyst writes a word, Proper Plans attaches the public layers for the parcel to the study.
Illustrative map. The layers are the public sources Proper Plans attaches; the geometry is not a real parcel.
Demonstration buildings on illustrative Dallas, Fort Worth and Denton sites, each checked against the cited official code. Drag to orbit, scroll or pinch to zoom, toggle the site, zoning envelope, structure, systems and finishes, and tap a marker to see which analyst checks that part of the deal.
Illustrative demonstration site — parcel not verified against zoning maps. Model generated in code.
The model above is the same in the browser, on your phone and in a headset. Here is exactly what works today, and what doesn't yet.
Place the mixed-use building or a single-family house on a table or the ground with your phone camera. Android uses Scene Viewer; iPhone and iPad use AR Quick Look with a .usdz model.
Open this page in a headset browser (Meta Quest Browser, Safari on Apple Vision Pro) and press View in VR. Stand on the street, behind the building or at the corner of any of the demonstration examples; switch to a table-top model, swap buildings and toggle the same layers with your controller.
Upload a plan PDF to a deal and the AI proposes a quantity takeoff for a person to review and accept.
Viewing a building generated from your own plans or study in AR and VR is not in the product yet.
Each building above sits on an illustrative Dallas, Fort Worth or Denton site. Write-ups cite the official ordinance. The commercial, mixed-use, apartment and home-plus-ADU memos were produced by production ZoningBot on November 11, 2026 and fact-checked; the duplex and triplex memos were written from the cited official code the same day.
Illustrative demonstration site — parcel not verified against zoning maps.
south of the Downtown Square, Denton · R6, § 3.2.6 / Figure 3.2-F (R6) and Subsection 5.4.4 (ADU)
ZoningBot: Low risk. One detached ADU appears allowed by right with a building permit; no Specific Use Permit unless it is a second ADU. 750 sq ft is under the cap (about 1,350 sq ft for an 1,800 sq ft house), and house plus ADU is about 2,550 sq ft against roughly 4,320 sq ft of allowed coverage. No ADU parking is required.
North Oak Cliff, west of I-35E, Dallas · D(A), § 51A-4.113 (D(A) Duplex)
ZoningBot: Low risk. A two-unit duplex appears allowed by right in D(A) with a building permit. The 7,200 sq ft lot meets the 6,000 sq ft minimum, and a two-story building is under the 36 ft height limit and well under 60% coverage. Two at-grade spaces match the published 1-space-per-unit ratio.
east of the Downtown Square, Denton · R7, § 3.2.7 / Figure 3.2-G (R7) and Table 5.2-A (Triplex)
ZoningBot: Low risk. A triplex appears allowed by right in R7 with a building permit. The 8,750 sq ft lot exceeds the 4,000 sq ft, 50 ft and 80 ft minimums, and a two-story building is under the 40 ft height limit and well under 65% coverage. Six rear spaces match the published 2-spaces-per-unit ratio.
Live Oak / Gaston corridor, Old East Dallas · MF-3(A), § 51A-4.116(c) (MF-3(A))
ZoningBot: Low to Medium risk. 36 units on 0.45 acres is about 80 units per acre against a 90 cap, and the 2.0 FAR allows roughly 39,200 sq ft. Permitted by right with a site plan and building permit. Under the May 2025 parking reform, the likely requirement is 0.5 space per unit (about 18) plus guest parking, or none within ½ mile of DART rail, pending the codified text.
West Magnolia, Near Southside, Fort Worth · NS-T5, § 4.1305 (Near Southside, NS-T5)
ZoningBot: Low to Medium (provisional) risk. Five stories fit the NS-T5 base height, and density is unrestricted. It is a form-based approval: the project needs a Certificate of Appropriateness before a building permit, approved by the Director if it conforms and by the Urban Design Commission if it deviates. Under NS-T4-N it would fail.
Arlington Heights, Fort Worth · E, § 4.901 (E, Neighborhood Commercial)
ZoningBot: Low risk. Likely allowed by right with a site plan and building permit; height and the 60,000 sq ft retail-footprint cap are comfortably met. The flagged risk is parking: about 32 retail + 20 office = 52 spaces before any reduction, which may not fit on 0.40 acres and could need a reduction, shared parking or a Board of Adjustment variance.
Renders are illustrative. Memos are planning-level analysis, not legal advice; zoning map designations are assumed and must be confirmed.
For home builders and residential investors: pick Residential on a new study and ten analysts work the lot, from what the zoning allows to what it costs to build and whether it pencils. Rentals from a single-family home to a fourplex underwrite on the Deal Desk Tear Sheet.
Zoning, site, cost to build by trade, your builders' bids side by side, and a pro forma for your exit.
SINGLE-FAMILY WALKTHROUGH →
Density, approvals and the entitlement path, highest & best use, utilities and site work, and the lot economics.
LOT SPLIT WALKTHROUGH →
Whether the unit is allowed, a three-scenario Tear Sheet for duplex to fourplex rentals, and lenders matched by property type.
SMALL MULTIFAMILY WALKTHROUGH →Illustrative renders. Not real projects.
Uses, density, height, setbacks and parking for the zoning you enter, plus HOA or deed restrictions you add. Anything it can't confirm is flagged.
Flood zone, wetlands, terrain and census data attach automatically; soils, access, clearing and utility extensions are weighed.
A construction budget by trade, bid leveling across builders, and takeoffs proposed from your plan PDFs in the Deal Desk.
A pro forma for sale, refinance or hold, a scored risk register, and a verdict with what to verify before you close.
Pick an asset class and Proper Plans runs the analysts that fit it. Each is an AI module focused on one question, and each one's findings are in the report.
Product screens shown with demo data: the pipeline, a deal with its underwriting, and the three-scenario Tear Sheet.
Product screens shown with demo data. Addresses and figures are examples, not real deals.
An overall score out of 100, the score from each analyst, key findings, a scored risk register, an action plan, and a GO, CONDITIONAL GO or NO-GO verdict. Share it with a read-only link.
Open the sample reportVerdict GO. Proceed with standard due diligence.
ZoningBotExisting multifamily use is permitted by right; no rezoning required for the renovation scope.
SiteBotParcel sits outside the FEMA Special Flood Hazard Area; no mapped wetlands on site.
FinBotRenovation budget and post-renovation rents clear the target return entered.
L3 × I4Renovation cost overrun on older building systems.
L3 × I3Rent premiums depend on submarket absorption holding.
L1 × I3Entitlement risk is limited because the use is already permitted.
Illustrative example with sample data. Not a real analysis or recommendation.
Walkthroughs built only on what the product does today.
The Deal Desk underwrites on a published standard. Change the deal, not the rules.
Base case.
Of effective gross income.
7.5% rate, 30-year amortization.
Capex vs price flagged; expense ratio under 20% flagged as too good to be true.
AI can make mistakes and public data can be out of date. Proper Plans is a first pass: confirm material findings with the jurisdiction and licensed professionals. Full methodology · Disclaimer
You pick an asset class and Proper Plans runs the analysts that fit it, from 7 for raw land to 13 for a master-planned community: site, zoning and highest & best use, land, market, construction cost, finance, risk and report, plus specialists for retail, industrial, mixed-use and data centers. The master report ends with a GO, CONDITIONAL GO or NO-GO verdict, risks and an action plan.
Yes. Pick Residential for a single-family lot, a lot split or an ADU and ten analysts run, from zoning and site to cost to build, finance and risk. The Deal Desk underwrites single-family, duplex, triplex, fourplex and small multifamily rentals on a three-scenario Tear Sheet. Always confirm lot-size, ADU and subdivision rules with your jurisdiction.
Proper Plans automatically attaches public sources such as USGS, FEMA flood maps (NFHL), the USFWS National Wetlands Inventory and U.S. Census ACS, and combines them with the deal inputs you provide. See Data & Methodology.
No. Proper Plans is a fast first pass that helps you decide which sites deserve deeper diligence. Always verify findings with licensed local professionals.
Your first full study is free with no credit card. Pro is $99 per month for unlimited studies. Developers and funds with volume needs can talk to us.
Yes. Create a read-only share link for any report and revoke it anytime.
Yes, the demonstration building on this site can be placed in AR on your phone or walked around in a VR headset browser. Viewing your own uploaded plans in AR/VR is not available yet.
Your first full study is free. No credit card required.
