VVantageDeveloper command center
Underwrite

Pro forma · Solenne Bay Residences

69,700 SF site · Negotiated LOI price (4 lots)

Price the unitsSee it in 3D →
What this page is for · test whether a project makes moneyShow / hide
  1. 1

    Pick a project

    Choose any project from your pipeline below. Its land, building and pricing assumptions load instantly.

  2. 2

    Read the scorecard

    The top row shows sellout, total cost, profit, margin, equity multiple and IRR. Green means it clears the 15% margin target.

  3. 3

    Move the sliders

    Change land price, height, plate, pricing or construction cost. Sellout is the sum of every residence’s list price, so the pricing page and planner move with it.

  4. 4

    Stress-test it

    The sensitivity table shows the margin if sale prices or hard costs move. Then price the units or see the building in 3D.

Pro formas · one for every pipeline project
Sellout (GDV)
$529M
210 residences · $1,539/SF avg
Total cost
$412M
$2.0M/unit
Profit
$90.7M
17.1% of GDV
Margin on cost
22.0%
Target ≥ 15%
Equity multiple
1.63x
$144M equity
Levered IRR
12.8%
54-month plan
Site & program
Revenue & costs

Moves every residence's list price. Average $1,539/SF across 210 residences (343,630 saleable SF). Price by floor and view →

Program summary
Residences
210
Saleable SF
343,630
Gross floor area
670,475
FAR
9.6
Land / unit
$200K
Land / buildable SF
$62.64
Construction loan
$242M
Avg residence
1,636 SF
Sources of value and cost
Gross sellout
$529M
Land
$42.0M
Hard costs
$271M
Soft costs
$59.7M
Financing & carry
$38.9M
Sales & marketing
$26.5M
Profit
$90.7M
Sensitivity · margin on cost

Rows: average sale price per SF (every residence moved together). Columns: hard cost per SF.

Sale \ Hard$432$456$480$504$528
$1,38620.5%14.9%9.8%5.2%0.9%
$1,46227.2%21.3%15.9%11.0%6.5%
$1,53933.9%27.7%22.0%16.8%12.1%
$1,61640.6%34.1%28.1%22.7%17.7%
$1,69347.3%40.5%34.2%28.5%23.3%