00Try it in 60 seconds
No account, no upload, nothing sent anywhere. Your deal lives in the page and in the share link only.
Then clear it and enter a real deal, or copy the share link to send a deal to someone else to review.
01Subject site
Address and parcel must be verified against at least 2 public sources before any number is used. Unverified means HOLD. Zoning and entitlement status come from the county or municipality record, never from a seller claim alone.
02Buildable units
Buildable units are the smaller of proposed units and the maximum the zoning record allows. Density is buildable units divided by site acres. If zoning caps the count below the proposal, the proposal is cut, not the cap.
Buildable SF = site SF - unbuildable SF
Density = buildable units / site acres
03Builder comps
Minimum 1 usable builder comp. A builder comp is a comparable new-build or recent builder sale, not a resale comp. Every comp needs a price, a sale date, and a full source URL. No builder comp is a kill condition: the deal is PASSed, not estimated.
| Builder comp address | Sale price ($) | Sale date | Source URL |
|---|---|---|---|
04Revenue
Average sale price per unit must be supported by the builder comps in Section 03. Gross revenue is buildable units times average sale price. Land asking price is entered here so profit after land can be shown; it is never used to compute residual land value.
05Hard costs
Hard costs are construction and site work. Enter a per-unit hard cost from a builder bid or a documented local cost basis, plus site work as a lump sum. Contingency is a percent of the hard subtotal. Low and High scenarios scale the hard total by 0.90 and 1.10. Replace every estimate with a bid as soon as you have one.
Contingency = contingency % x hard subtotal
Hard total (Base) = hard subtotal + contingency
Hard total (Low) = hard total (Base) x 0.90
Hard total (High) = hard total (Base) x 1.10
06Soft costs
Soft costs are everything that is not bricks, lumber, and site work. Enter each line as dollars. Financing and carrying is the total interest and carry over the whole timeline, not a monthly figure.
07Timeline
Enter each phase in months. Entitlement timeline must be knowable: if it is unknown, select Unknown and the kill-switch fires in Section 13. Monthly carrying is total financing and carrying divided by total months.
Monthly carrying = financing and carrying total / total timeline months
08Entitlement risk
Check every condition that applies. These are risk flags, not kills by themselves. The kills are listed in Section 13: negative residual on Base costs, unknowable entitlement timeline, no builder comp.
09Gates, fail closed
Inherited from the residential core gates. Any failed gate means HOLD. Residual land value is then shown only as a held number, never as a usable offer number. Authority is always no offer without Jeramie unless a human approval record is attached.
10Results
11Receipt
Generated from the inputs above. Offer authorized is always false in this tool. The receipt is evidence, not an offer.
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12One-page summary
Print this section. It fits on one page where possible. It is a summary of the receipt, not an offer.
13E13 Risk / Kill-Switch
Every engine ends here. Kill conditions that fired, risk flags, and the explicit PASS recommendation if any fired. A PASS is a successful run, not a failed one.
14System prompt
The E4 system prompt text is embedded in this file for copying. Use the Copy system prompt button above. It is not sent anywhere by this tool.
Show system prompt text
15How it works, and what this is not
How it works. Enter verified site facts, proposed and maximum units, at least 1 builder comp with a source URL, an average sale price per unit, hard and soft costs, a timeline, and a target margin. The tool computes buildable units as the smaller of proposed and maximum, gross revenue, hard costs with contingency, soft costs, total cost before land, margin before land, and residual land value as gross revenue minus hard costs minus soft costs minus required profit. Low and High scenarios scale the hard total by 0.90 and 1.10. Gates fail closed. A kill means PASS. The receipt records what was entered, what passed, and what was N/A.
What this is not. Not an appraisal. Not a survey. Not a feasibility study by a licensed professional. Not legal, tax, or lending advice. Not a guarantee of value, cost, timeline, entitlement, or a sale. Not an offer. A positive residual does not mean a deal is good, and a PASS does not mean a site is bad. It means the evidence in this run does not support proceeding on the stated strategy.
Sharing. Copy share link encodes the deal in the URL hash. Anyone opening that link sees the same inputs and the same math, in their own browser. Nothing is uploaded. Clear share link removes the hash.
Related modules. Real Estate Agent hub. Sibling engines: Residential Underwriting Engine and E1 Land and Zoning Unlock. E1 covers zoning, split potential, and highest and best use; use it before E4 when the entitlement path itself is the open question.
Honest gaps and limits. This tool does not verify zoning, title, soils, floodplain, wetland, access, or infrastructure capacity; those come from county, municipal, and professional records you enter. It does not pull live comps, costs, or rates. Hard-cost figures are estimates until a builder bid replaces them. Low and High scenarios scale only hard costs, not revenue, soft costs, or timeline. It does not model phased construction, draw schedules, lender terms, tax, or exit friction beyond the lines entered. Layout was not eyeballed in a real browser.