The most you can pay for this lot and still clear your tightest gate. Walk when bidding passes it.

Enter your builder's build $/sq ft (and ARV) on the Deal tab. This shows what is left for the LOT and SOFT costs combined to hit each target. Subtract your soft costs to get the target lot price.

Typical soft costs run about $30,000 to $45,000: plans/design, engineering + survey, permits + impact/tap fees, geotech/perc, builders-risk insurance. Loan points + interest are separate (in financing).

Found a lot? Enter its price + soft costs on the Deal tab. This is the most you can pay the builder per sq ft and still hit each target.

Return of capital → 10% pref → 75% investors / 25% sponsor. Builder labor paid as a cost, separate.

Each cell = ROI on equity. Green clears 20%, amber is thin, red is a loss. Your current deal is outlined. Tap any cell to load it.

Each driver ±15%. Longer bar = bigger profit swing.

Keaton recalibration (real builder GFE): every play fails at retail entry. The live target is a Waxhaw core scrape at DISTRESS entry (lot + demo under ~$75K), gated on the 316 Anne Ave closing. Discipline is the edge.

Your personal walk-away line. A deal below either floor shows BELOW YOUR FLOOR even if the gates pass. Leave blank to disable.

Verified June 2026. NC bars the self-perform builder from mechanical/electrical/plumbing - subbed. Planning estimate, not legal/tax/lending advice.