Each scenario takes the same land parcel and target density on fee-simple subdivided lots and changes only how the home is built — site-built, CrossMod, or traditional manufactured housing. Land + home are sold in every case. Adjust inputs on the other tabs; every number updates live.
Land size and density drive the unit count; unit count and lot frontage drive the linear feet of roadway, which sizes road and trunk-utility cost. Toggle municipal vs. private servicing to compare.
road LF = units × (frontage ÷ 2) ×
efficiency. Override frontage/efficiency to match a real plat.
These are the shared rate cards. Each scenario picks its own Private or Municipal servicing on the Scenario Assumptions tab, so you can compare (say) a municipally-serviced fee-simple subdivision against a privately-serviced land-lease community. Private = lower-spec roads + per-lot septic & well (no trunk mains). Municipal = full urban road section + water/sewer mains per linear foot + per-lot connection.
These are your editable, deal-specific line items. Site/horizontal costs apply per developed lot; home/vertical costs depend on the product. For fee-simple scenarios (1–3): septic & well apply under private servicing, the municipal connection under municipal. The land-lease community (Scenario 4) is single-title with its own communal pad & utility inputs on the Scenario Assumptions tab.
Pricing, lot rent, build pace and return targets per scenario. Financing terms are shared. Speed differences flow straight into carrying cost and IRR.
Every line item for all four scenarios, each under its own chosen servicing mode (set on the Scenario Assumptions tab). Sale scenarios are valued on sell-out; lease scenarios on capitalized stabilized NOI.
The shareable link packs every input into the URL so anyone who opens it sees your exact scenario — computed live in their own browser. Nothing is saved server-side.
The price (sale scenarios) or monthly lot/pad rent (lease scenarios) needed to hit your target developer margin — and how the lease scenarios' required rent and asset value move with the exit cap rate.
This tool unifies two Nadi underwriting models — the phased subdivision proforma (for-sale, monthly cash-flow, debt/equity, IRR) and the MHC residual land-value model (lease, NOI ÷ cap rate) — so a single parcel and density can be run through four tenure structures on a like-for-like basis.
Units = round(acres × density). Roadway length
assumes double-loaded streets:
road LF = units × (lot frontage ÷ 2) ×
efficiency factor. The efficiency factor (default 1.20) captures collector roads,
cul-de-sac bulbs and plat inefficiency. Roadway length drives both
road construction and (under municipal servicing) trunk water/sewer
cost.
Private / decentralized: lower-spec private roads, no trunk
mains, and per-lot septic + well.
Municipal / centralized: full urban road section, water &
sewer mains priced per linear foot of road, plus a per-lot municipal
connection in place of septic/well. Each scenario selects its own
servicing mode, so a municipally-serviced fee-simple subdivision and
a privately-serviced land-lease community can be compared side by
side, each with its own road and trunk cost.
Land (acres × $/acre) +
Horizontal infrastructure (road + trunk) +
Per-lot site (perk, clearing, pad, impact, power, and
septic/well or municipal connection) +
Home / vertical + Foundation →
Hard cost. Soft costs, contingency and developer fee are
taken as % of hard. Financing cost = capitalized
construction-loan interest over the build/carry period + origination
fee.
1 · Fee-Simple Subdivision (Site-Built): full fee-simple lots; vertical cost = site-built home at $/sf × home size (foundation included). Revenue = sale price (home + lot) net of commission. Highest build cost, slowest pace, longest carry.
2 · CrossMod Subdivision: identical land/horizontal cost; vertical = CrossMod build ($/sf × size) + delivery + AC + permanent foundation. CrossMod appraises and finances like site-built, so revenue is a single home-plus-lot sale. Faster set pace shortens carry.
3 · Traditional MH Subdivision: identical land/horizontal cost; vertical = traditional HUD-code MH build ($/sf × size, priced below CrossMod) + delivery + AC + permanent foundation. Home + lot sold. Lowest home cost of the three products.
4 · Traditional land-lease community (optional — toggle
on):
land held under a single title (no fee-simple lot creation), MH on a
temporary foundation with skirting. Developer leases pads; by
default residents own their homes (developer vertical home cost = 0,
optionally toggled on with a resale margin). Road and trunk are
taken from the roadway-LF model under the scenario's servicing
choice; per-pad costs use communal water/sewer (private) or a
municipal connection, plus pad/grading/power and the temporary
foundation. Valued as
stabilized NOI ÷ cap rate — the residual
land-value approach from the Muskoka MHC model.
Months-to-delivery = site-work duration + product lead +
units ÷ monthly pace. A monthly cash-flow loop
draws debt up to LTC of cumulative cost (capped), capitalizes
interest, and repays from sales/refinance proceeds; total
capitalized interest is the carrying-cost figure, and the monthly
net-equity series produces the IRR and equity multiple.
Sale:
price = (cost per unit × (1 + target margin)) ÷ (1
− commission). Lease: the monthly rent whose capitalized NOI equals development
cost × (1 + target margin), solved across a 5.25%–8.0%
cap-rate range.
All four scenarios now run through one monthly debt/equity engine: construction draws sized to LTC of cost, interest capitalized on the outstanding balance, and proceeds (home sales, lease NOI, and the capitalized asset value at stabilization) sweeping the loan before equity — so the lease scenarios are no longer closed-form approximations. Yield-to-cost = stabilized NOI ÷ development cost; the spread to the going-in cap rate is goal-tracked (default 2.5%). Value-added % = realized/capitalized value ÷ all-in cost − 1, goal-tracked at 30% — mirroring the developer value-add and yield-to-cost tests in the Brief LLC institutional proforma.
Defaults are U.S. exurban placeholders (USD, 2026) for early-stage feasibility and scenario discussion — not a substitute for quoted civil, modular, utility and financing terms. Replace defaults with deal-specific figures before lender or investor use. Lease valuations assume stabilized going-in cap rates and do not model lease-up rent loss beyond the occupancy haircut.