INDIANA DUNES CLUB / INVESTOR ASSUMPTIONS
Solo Investor model
Explore the full 88-home program. Change the assumptions, not the source baseline.
Source defaults loaded. Changes are private to this page unless you share a scenario link.
88-home source mix
Reconciled workbook mix. Select a row to edit its assumptions.
| Home type | Homes | Lot / unit | Home SF | Build / unit | Target / home | Total lot value |
|---|
Scroll the table horizontally on smaller screens to see all columns. Target home value already includes the lot; lot value is not added a second time to home-sale revenue.
Project economics
Acquisition & construction
Starts with the lowest lot allocation in the corrected workbook: Big House Condo.
For a condo, “lot price” is an allocated land value, not confirmation of a separately purchasable fee-simple lot. Finished-home target value is not an appraisal or a quoted turnkey purchase price.
Additional costs to underwrite
No verified per-home allowances are supplied for these categories. Blank means unconfirmed, not free. Enter per-home allowances to include them in the total.
Illinois / Opportunity Zone scope
This tab models property costs for a prospective Illinois OZ investor, not automatic tax benefits. No tax savings, deferral, depreciation benefit or tax-free exit is included in the displayed totals.
Project eligibility, investment vehicle, timing, investor qualification and federal / Illinois tax treatment require confirmation with tax and legal advisers. The 88-home concept is not a representation of final plat approval.
Source notes & reconciliation
Starting home mix and pricing: corrected October 13, 2026 workbook, Lot Pricing Worksheet!A2:P12. The ten product rows total 88 homes, $35,450,000 of lot value, $63,280,000 of construction at $350/SF, and $98,730,000 of target finished-home value. These are adjustable sponsor assumptions, not verified market prices or contractor bids.
Modeled development costs: $11,700,500.26 comes from SUMMARY!E32, rounded to cents. The workbook includes $600,000 developer fee, $1,435,500 entitlement costs, $8,219,011.94 hard costs and $1,445,988.32 soft costs. The acquisition line is zero, not evidence of a free land contribution or a complete investment requirement.
Selling costs: Solo starts at 6%, from SUMMARY!AK6. No debt, acquisition premium, additional cost allowance or tax benefit is silently imported from earlier tools.
Calculator versus workbook: the calculator uses un-escalated product prices and a simple cost bridge. The workbook applies its existing price-growth and monthly timing conventions across 50 months, producing $35,800,220.98 gross lot sales (SUMMARY!K25), compared with the calculator’s $35,450,000 base lot value. Shared inputs are consistent; the calculator is not a duplicate of the timed workbook or an investor-return calculation.
Scenario behavior: clean URLs always start at the source baseline. Older 71-lot local-storage values and old URL parameters are not loaded. New scenario links are explicitly versioned and labeled as shared assumptions. Reset restores both tabs.
Download the corrected 88-unit workbook