Predevelopment Intelligence.
Every entitlement pathway modeled, architecturally articulated, run through the pro forma, and risk-mapped. Verified against the city's own data. Architect-ready in days.
A decision-making tool.
Every layer verified against the city's own planning and assessor records. Below is what each layer carries on the parcel you send.
Entitlement pathways
Every pathway your site supports, modeled side by side. SB 79, ED1, density bonus, AB 2011, TOC, adaptive reuse, base zoning. Yield, height, FAR, parking, timing, and statutory kills on each. The recommended path named with the binding constraint cited.
Architectural articulation
Massing test-fit on the actual parcel envelope. Podium-and-tower logic, floor plates, unit mix, cores, courtyard geometry, setbacks. Dimensioned for your architect to pick up at schematic.
Financial modeling
Multi-option pro forma with 2D sensitivities on the two variables that decide the deal. Rent, sale, and cost benchmarks from recent closings, not stale third-party averages. The recommended option named with the swing variable explained.
Risk mapping
Environmental, regulatory, and market risk on the parcel. Hazard zones, replacement-unit exposure, historic review, CEQA pathway, rate and absorption sensitivity. Each risk quantified where possible, mitigations named.
The output, in one frame.
The Wilshire / Fairfax assemblage, one of the sites we've run. Real parcels, real pathway analysis, real 3D massing, real side-tab data. Toggle pathways, scrub the model, read the numbers. Built on the city's own records.
Pulled from the records of origin.
Every number is verified against the originating agency's record, not third-party parcel aggregators.
Zoning, FAR, height, setbacks, overlay zones, historic status.
Lot dimensions, parcel boundaries, ownership, assessed value.
Permits, inspections, building history, compliance status.
ED1, AB 2011, density bonus, replacement-unit and AMI rules.
Start with one address.
Send us a site.
An address or APN, plus any variables you want modeled. No deck, no NDA, no intake call.
We send back a diagnostic read.
What the site supports, the binding constraint, and the question worth answering next. Verified against the city's own data. No cost.
If the read warrants it, we take it to the full package.
Every pathway resolved, statutory kills checked, massing test-fit, multi-option pro forma, risk-mapped. Architect-ready.
Lucas Rebouças
The package you receive is the same diligence we run on every site we underwrite ourselves, before we commit a dollar.
TECTO integrates origination, entitlement, financial modeling, and construction management into one operation. The methodology that identifies a site is the same methodology that takes it through delivery.
The financial model that underwrites the deal constrains the design. Every pathway modeled against the cost stack, every constraint priced before design hours are spent.
Send us a site.
A diagnostic read on one parcel, no cost. We name what's there, what's binding, and the question worth resolving before architecture starts. Verified against the city's own data.
Site details
An APN is the cleanest input. An address works too. Everything stays confidential.
What you get back.
A diagnostic read on the parcel you send. Not the full modeled package. We name what's there, what's binding, and the question worth resolving before architecture starts.
- PathwaysEvery entitlement pathway your parcel supports today.
- ConstraintWhat's binding on the highest-yield path.
- Next questionThe one worth answering before design hours go in.
- SourceVerified against the city's planning and assessor records.
Multifamily and mixed-use developers, owners, and brokers evaluating sites in the Los Angeles metro.