Action Builders — Subdivision Pro Forma

Project Info

Subdivision Name

SFH Count

Duplex Buildings

Build Timeline (mo)

Sale Timeline (mo)

Phase Size (units/phase)

How many sellable units close per phase

Shared Subdivision Costs All Units

Land Purchase — Total ($)

Split equally across all 50 structures

Infrastructure (roads, storm drain) ($)

Subdivision Utilities (water, sewer main) ($)

Engineering / Survey / Plat ($)

HOA Setup / Common Areas ($)

Builder Overhead on Shared (%)

Single-Family Home Models SFH × 12

Model Name	Sq Ft	$/SqFt	Count	Beds/Baths	Garage ($)	Permit ($)	Util ($)	Landscape ($)	OH%	Cont%	Sale Price ($)

Total SFH: 0 homes · Total SFH Revenue: $0 · Weighted Avg Margin: 0%

Duplex 38 Bldgs / 76 Sides

Sq Ft per Side

Each unit/side independently

Cost / Sq Ft ($)

Higher — shared wall savings offset by complexity

Beds per Side

Baths per Side

Shared Garage / Bldg ($)

Per building, split across 2 sides

Landscaping / Bldg ($)

Permit / Bldg ($)

One permit per duplex building

Utility Hook-up / Bldg ($)

Two meters per building

Overhead (%)

Contingency (%)

Sale Price per Side ($)

Financing & Carry

Construction Loan Amount ($)

Interest Rate (%/yr)

Draw Period (mo)

Origination Points ($)

Avg Draw Utilization (%)

Cost Escalation / Delay Month (%)

Hard cost increase per month over timeline

Realtor Commission (%)

Closing Costs (%)

Investors

Preferred Return (Hurdle Rate) %/yr

Investors receive this return on equity before profit split

Hold Period for Pref Calc (mo)

🍩 Cost Breakdown

📊 Revenue vs Cost vs Profit

📋 Full Cost Breakdown

💰 Revenue & Profit

📊 Capital Waterfall

📊 All-In Cost Stack per Model

📈 Margin & ROI by Model

🏠 SFH vs Duplex Unit Comparison

📐 Per Unit Benchmarks

📊 Margin Comparison

🍩 Profit Split

📊 Equity In vs Total Return

🏦 Preferred Return Waterfall

🤝 Investor Summary

📋 Full Waterfall Distribution

📈 Cumulative Profit by Phase

📊 Phase Revenue vs Cost

📈 Phase-by-Phase Cash Flow as units sell

💵 Cumulative Cash Flow Table

📊 Equity Deployment

🎯 SFH Sensitivity — Net Profit sale price vs cost/sqft

🎯 Duplex Sensitivity — Net Profit / Side

🏗️ Total Project ROI Sensitivity overall sale price change vs cost/sqft change

🏗️ Deal Inputs

Deal / Project Name

Land Cost ($)

Sq Ft to Build

Cost / Sq Ft ($)

Fixed Add-ons ($)

Garage, landscape, permits, util

Overhead (%)

Contingency (%)

Loan Amount ($)

Loan Rate (%/yr)

Build Timeline (mo)

Equity In ($)

Expected Sale Price ($)

Commission + Closing (%)

⚙️ Go/No-Go Thresholds

Minimum acceptable levels for the scorecard.

Min Margin (%)

Min ROI (%)

Min CoC (%)

Min Cushion (%)

Max Land %

Enter deal details to get your verdict

🎯 Deal Score

📊 Actuals vs Thresholds

📋 Deal Scorecard

🎯 Min Viable Sale Price

🎯 Target Builder — set your desired returns, see what your numbers need to be

Drag the sliders to set your target returns. The table shows the max costs and min sale price needed to hit each one.

Target Profit Margin (%)

Target ROI on Cost (%)

Target Cash-on-Cash (%)

Target IRR (%)

Fill in deal inputs on the left to see targets.

📊 Actuals vs Targets

💾 Saved Deals & Comparison

📉 Monte Carlo Risk Simulation

Runs 1,000 scenarios randomizing sale price, build cost, and timeline. Automatically uses your current pro forma numbers.

Sale Price Variance (±%)

Build Cost Variance (±%)

Timeline Variance (±months)

Simulations

📊 Profit Distribution

📋 Scenario Summary

📅 Phase Weights

% of hard cost drawn each phase. Uses your project's actual cost numbers.

Land Close Month

Site Prep %

Foundation %

Framing %

MEP %

Drywall %

Finishes %

Punch/Closeout %

Cost Escalation per Delay Month (%)

📈 Monthly Cash Deployment

📉 Cumulative Capital Exposure

📋 Month-by-Month Draw Table

🏘️ Comparable Sales

Enter recent sales near your project to validate your target sale prices.

Address	SqFt	Beds	Sale Price	Date	DOM

📊 $/SqFt Comparison

🎯 Market Verdict

Add comps above to see analysis.

📋 Comp Stats

Browser Print → Save as PDF for a clean investor document

Calculate the pro forma first to generate the investor deck.