Strategy IV · Ground-Up Development

New Construction Workbench

Land + hard + soft + carry + exit. Model build-to-sell and build-to-rent side-by-side, stress the two killers (cost overrun & schedule slip), and find the path with the best risk-adjusted return.
I.

Project

Required
sqft
II.

Land & Site

Required
$
Dirt only — does not include site prep or hookups
$
Title, transfer tax, survey
$
Clearing, grading, demo
$
Water, sewer, electric, gas taps
$
Jurisdictional — varies enormously
III.

Hard Costs

Required
sqft
Heated/cooled space
$
Framing + MEP + finishes, regional
sqft
Set 0 if no garage
$
Typically 30–40% of living $/sqft
$
$
Pool, deck, outdoor kitchen — optional
IV.

Soft Costs

Required
%
% of hard costs
$
Building permit + inspection fees
$
Lump sum for the build period
$
Total over the build period
$
$
Surveys, legal, marketing
V.

Construction Financing

Required
%
%
%
% of loan, paid at closing
$
Underwriting, draws, inspections
Estimated interest carry — mo —
Computed automatically from the loan amount, rate, and selected carry model. Updates as you change inputs.
VI.

Timeline

Required
mo
Design + permits
mo
Ground-break to certificate of occupancy
mo
After CO until exit
VII.

Contingency

Required
%
% of hard costs
mo
Extra months added to carry calc
VIII.

Build-to-Sell Exit

Required
$
Finished comparable sale price
%
Commission + closing + concessions
days
Informs lease-up months in carry
%
Dealer treatment: ordinary income + SE tax + state. Typical 30–45%.
IX.

Build-to-Rent Exit

Optional
$
%
%
%
Lower for new construction
%
Lower — everything's new
Operating Costs (shared)
$
$
$
$0 if tenant pays
$
Permanent (take-out) loan
%
%
yrs
%
% of new loan
X.

Long-Term Outlook

Optional
%
%
%
yrs
%
Drives the development spread
%
✦ ✦ ✦
All-In Cost Breakdown
Every dollar from land to certificate of occupancy.
Run Analyze Deal to see the waterfall.
✦ ✦ ✦
Profit Analysis
Build-to-Sell economics by default. Fill in Card IX (Build-to-Rent Exit) to add the BTR scenario and a side-by-side comparison.
Run Analyze Deal to see the exit analysis.
✦ ✦ ✦
Risk & Stress Analysis
Cost overruns, schedule slips, price drops, and combined worst-case.
Run Analyze Deal to see how much the deal can absorb.
✦ ✦ ✦
Long-Term Wealth Projection
30-year wealth build on the BTR path — appreciation, paydown, cash flow.
Run Analyze Deal to see the wealth-build chart.