What is the underwriting output of this workflow?

A first-pass underwriting snapshot with verified zoning/FAR/lot area, modeled buildable potential (base plus uplift assumptions), and early risk flags (environmental, flood, violations) that affect price, schedule, and financing.

Why does surfacing risk early matter?

Because environmental conditions, flood exposure, and open violations can change insurance requirements, lender covenants, closing friction, and the project schedule—directly impacting carry and IRR.

Does this replace architects, zoning counsel, or environmental consultants?

No. The purpose is to compress discovery and first-pass underwriting into one workflow so teams can price risk earlier and reduce false positives before engaging third parties.

How does City of Yes affect buildable potential?

City of Yes / Universal Affordability Preference (UAP) can add approximately 20% additional FAR for qualifying projects. For 459 Smith St, this models to +114,098 sf on top of the 570,490 sf base buildable.

What does E-Designation mean for development timeline?

E-Designation (Environmental) requires Phase I/II assessments and potential remediation before construction permits. This can add 6-18 months to schedule and $500K-$2M+ to costs depending on contamination scope.

Development-ScaleE-DesignationFlood Zone43 DOB Violations

459 Smith St, Brooklyn, NY 11231

Pulse Engine + Spatial Intelligence: Discover Development-Scale Opportunity and Surface Execution Risk in One Workflow

Gowanus, Brooklyn • Near Smith–9th Streets Station • Gowanus Canal Waterfront

Lot Area

165,840 sf

Zoning / FAR

M1-4/R7-2 / 3.44

Total Potential

684,588 sf

Risk Flags

3 Blocking

Executive Takeaway

459 Smith St demonstrates why opportunity discovery and underwriting must be a single continuous process. The site screens as high-upside based on zoning and unused development capacity (684,588 sf modeled potential), but it also presents material execution risks—environmental designation E-601, flood hazard exposure, and 43 open DOB violations—that can change pricing, schedule, and lender posture. This case study shows a repeatable workflow: discover candidates via rule-based filters, then validate zoning/buildable potential and flag risk drivers immediately, without handoffs to disconnected tools.

At a Glance (Verified Data)

Property Details

Address459 Smith St, Brooklyn, NY 11231

BBL3004710200

Lot Area165,840 sf

Utilization0% (Vacant)

Assessed Value$1.3M

Development Potential

Zoning EnvelopeM1-4/R7-2

Max FAR3.44

Base Buildable570,490 sf

City of Yes Uplift+114,098 sf

Total Potential684,588 sf

Risk Flags Surfaced

blocking

E-Designation

Environmental designation. Remediation required before development.

blocking

DOB Violations

43 open DOB violations.

warning

Flood Hazard

High-risk coastal flood zone. Insurance required.

Step 1 — Discovery (Pulse Engine)

Pulse Engine is used as an opportunity scanner: the user begins with criteria, not an address. These filters match how serious acquisition teams reduce false positives.

Representative Filter Logic

Zoning Type

Mixed-Use (M#/R#), Residential (R1-R10)

Development Goal

Vacant Land, Underbuilt (<50% FAR)

Lot Size

Min 2,000 sf

Buildable

Min 5,000 sf

Conditions

Exclude Historic Districts, Near Transit

Pulse Engine spatial search interface showing zoning filters and property details for 459 Smith St

Pulse Engine filter interface with Mixed-Use zoning, Vacant Land filters, and 459 Smith St property panel

NYC-wide discovery results showing 500 parcels with 31.21M sf total lot area sorted by buildable potential

Discovery results: 500 parcels screened, 31.21M sf total lot area, 55,870K sf buildable, sorted by development potential

Who This Workflow Serves

Acquisitions Team

Screen development-scale candidates with rule-based filters, then verify zoning/FAR/buildable in one workflow.

Underwriter

Get explicit numbers—FAR, lot area, buildable—plus risk flags that affect price, schedule, and financing.

Developer

Model scenarios (base vs. City of Yes uplift) with environmental and compliance costs factored in.

Lender

Surface E-designation, flood, and violations early to set realistic diligence budgets and covenants.

Investor

Assess risk-adjusted returns by seeing upside and constraints together before committing capital.

Attorney

Pre-empt closing friction by identifying compliance issues that require remediation before transfer.

Replicable Playbook: Repeat This on Any Development Thesis

A step-by-step checklist to reproduce this workflow on any site.

Define buy-box: borough/market, scale threshold, zoning contexts.

Apply thesis signals: vacant and/or underbuilt (<50% FAR).

Set minimum thresholds: lot size and minimum buildable.

Apply exclusions: historic districts; landmarks (if thesis is as-of-right).

Apply liquidity constraint: near transit (if absorption/exit velocity matters).

Sort results by buildable; select top candidates.

Run Spatial Intelligence: verify zoning/FAR/lot area; capture modeled buildable.

Price risk immediately: environmental, flood, violations → adjust basis, schedule, capital stack.

Deliverable: First-Pass Underwriting Memo

Verified zoning envelope + FAR

Modeled buildable potential (base + uplift assumptions)

Risk flags with explicit underwriting implications

Frequently Asked Questions

Ready to Run This Workflow?

Schedule a walkthrough of Pulse Engine + Spatial Intelligence using your exact buy-box (boroughs, zoning, scale, risk exclusions).

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