From scattered constraints to grounded decisions

TangiblEmpact builds scenario-based decision environments for early-stage land-use planning and development.

Supported & Trusted by:

MIT DesignXMIT DesignX
MIT Priscilla King Gray Center for Social ImpactMIT Priscilla King Gray Center for Social Impact
MIT Sandbox Innovation Fund ProgramMIT Sandbox Innovation Fund Program
Harvard Business School Black New Venture CompetitionHarvard Business School Black New Venture Competition
Devens Enterprise Commission (MA, USA)Devens Enterprise Commission (MA, USA)
City of Rosario (Argentina)City of Rosario (Argentina)
RESCOMPLAZAPARKPARKING120 ft15ft setbackZONINGMU-3Max FAR3.0Max Height120 ftLot Coverage80%Setback15 ftParking Req.1.2/uUse: Res / Com / RetailFISCAL IMPACTTax Revenue$3.2M/yrConstruction$82MJobs Created840ROI (10yr)14.2%Net Fiscal+$1.8MYr1 Yr2 Yr3 Yr4 Yr5 Yr6PROGRAM MIXResidential420 uOffice85K sfRetail12K sfParking504 spRESOFCRTotal GFA: 512,000 sfENVIRONMENTImpervious68%Stormwater+2.4cfsTree Canopy12%Open Space2.1ac68% impervious thresholdINFRASTRUCTUREWater Cap.84%Sewer Cap.71%Traffic LOSCTransit0.3miwatersewerCONSTRAINTSFAR utilized2.8 / 3.0Height used120 / 120Coverage76 / 80%Parking metOpen spaceDENSITYDU/acre100FAR actual2.8PARKINGRequired504Provided52022% of buildable areaMASSINGTower A120 ftBar B85 ftUNIT MIXStudio/1BR55%2BR+35%Affordable: 10%ENERGYEUI (kBtu/sf)42Solar pot.18%SCHOOL IMPACTStudents gen.62CapacityOKParcel 04-220-A4.2 acres | MU-3 districtN

Where land-use complexity becomes a working framework.

TangiblEmpact provides AI-assisted software and technical services to help cities, landowners, and developers evaluate land-use scenarios across competing constraints, surface tradeoffs, and create configurations that satisfy multiple objectives.

Our Methodology

Land-use decisions get made across data, constraints, and goals that rarely align. TangiblEmpact pulls them into one evaluation framework.

ZONEFARR-22.5FINANCIALENV. IMPACTINFRA.PARCELSEVALUATION FOUNDATIONZoning ConstraintsFinancial ParametersEnvironmental LimitsInfrastructure CapacityParcel Geometry

01Assemble

Turn fragmented information into one decision-ready foundation.

We consolidate zoning, financial, environmental, and infrastructure data into a structured evaluation foundation every scenario is tested against.

SCENARIO INPUTSFloor Area Ratio2.5Residential Mix40%Open Space Ratio25%Max Height (ft)85Parking Ratio1.2Scn AScn BScn CUnits: 420Office: 85,000 sfRetail: 12,000 sfParking: 504 spacesOpen Space: 2.1 acTax Rev: $3.2M/yrSCENARIO OUTPUTopen85ft

02Build

Construct scenarios at the resolution your decision needs.

A parcel layout, a rezoning option, a development program, or a portfolio strategy: users can build scenarios forward from inputs, or work backward from a target outcome to the scenarios that meet it.

METRICScn AScn BScn CHousing Units420380510Tax Revenue$3.2M$2.8M$3.8MOpen Space (ac)2.13.41.2Parking Spaces504620380Const. Cost ($M)827196Env. ComplianceBINDING CONSTRAINTSFAR limit reached at 2.5Height cap blocks +60 units in Scn CParking req. consumes 22% of buildable area (all scenarios)

03Decide

Compare alternatives, surface binding tradeoffs, choose the configuration that fits.

Test scenarios side by side across every metric. See which constraints are binding. Identify the configurations that satisfy the most goals and the tradeoffs behind every choice.

Solutions by Segment

Purpose-built for the stakeholders who shape our built environment.

Planning departmentsPlanning boardsCommunity development officesRedevelopment agencies

Cities run rezoning, buildout, and fiscal-impact analyses to make decisions on land use, zoning reform, and public investment. TangiblEmpact lets planning teams produce these analyses across multiple metrics at once, defend them in public with the tradeoffs visible, and re-run them in hours rather than weeks whenever assumptions change.

Use Cases

Rezoning analysis
Comprehensive plan updates
Buildout studies
Fiscal impact
RFP review
State-mandated compliance

Goal

Smarter public land-use decisions in less time and with less resource burn.

UniversitiesHospitalsLand banksHousing authoritiesRedevelopment authorities

Institutions sit on land that has to serve missions and balance sheets at the same time. TangiblEmpact lets these landowners evaluate disposition, partnership, and development scenarios across the portfolio they steward, comparing tradeoffs across mission, financial, and operational metrics in one view.

Use Cases

Portfolio strategy
Disposition readiness
RFP design and review
Mission-balance scenario testing

Goal

Unlock land value while advancing mission priorities.

Mixed-use developersAffordable housing developersMission-driven developersRegional buildersMultifamily developers

Pre-development is the most uncertain phase of a project, where teams burn soft money on consultants and disconnected spreadsheets. TangiblEmpact compresses that phase into one environment: screen sites, test program mixes against zoning and financial constraints in parallel, and stress-test layered subsidy stacks before committing capital.

Use Cases

Pre-acquisition screening
Site feasibility
Program testing
LIHTC and inclusionary modeling
As-of-right vs. alternative scenarios

Goal

Reduce pre-development uncertainty and find the highest-value path faster.

Our Value

10xFaster scenario testing

Test more, in less time.

Evaluate scenarios you would have skipped. Faster iteration is not just shorter timelines — it’s better decisions, because more options were on the table.

Scenarios
Constraints
Metrics
Framework
$0Rebuild cost

Build capacity that lasts.

Frameworks and assumptions stay re-runnable when staff turn over, council members ask what-if, or funding conditions change. The work compounds across projects.

FiscalHousingEnv.Infra.OpenTraffic
20+Customized metrics at once

Decide with tradeoffs in view.

Every constraint, every metric, every scenario evaluated at once. The decision happens where the tradeoffs are, not buried in someone else’s model.

What Our Partners Say

Trusted by planning professionals and developers across the country.

“With TangiblEmpact, we were able to adjust assumptions — say, increasing FAR, or shifting 10% of floor area from office to residential — and immediately see the effect on tax revenue, unit count, green space, parking allocation, and construction cost across all scenarios simultaneously.”

Neil Angus, FAICP

Director, Devens Enterprise Commission

“Even in the early pilot stage, TangiblEmpact is already showing clear benefits in time savings, design criteria parameterization, and visual clarity of data — all of which will positively impact how our municipality and private developers collaborate on large-scale urban projects.”

Gonzalo Montoya

Urban Development General Coordinator & Secretariat of Public Works and Urban Planning, City of Rosario