Calculator

Ground-Up Construction Analyzer

Model land equity, hard and soft costs, contingency, draw interest, reserve needs, and completed-value outcomes.

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Inputs

Construction

Land equity is separated from cash, and interest accrues on draws rather than the full commitment.

Land

Land position

Current land value

Existing land liens

Land equity (in-kind)$650,000

Construction

Hard costs

Soft costs

Contingency on hard costs

Construction period

Financing

Loan amount

Rate

Points

Funded interest reserve

Exit

Projected completed value

Selling costs

Other project costs

Assumptions

Default contingency: 10% — Starting contingency applied to hard costs.

Starting assumptions are editable by administrators and are not market forecasts.

Results

Illustrative estimate from the inputs shown. Not a rate quote, approval, or commitment to lend.

Total project cost

$2,188,188

Land, construction, financing, and other costs

Loan-to-completed-value

57.7%

Loan ÷ projected completed value

Estimated profit at exit

$281,813

On total basis of $798,187

Project cost

Land value contributed$650,000

Hard costs with contingency$1,210,000

Soft costs$180,000

Points$30,000

Draw interest$78,188

Other project costs$40,000

Total project cost$2,188,188

Capital stack

Loan drawn through completion$1,390,000

Land equity (in-kind, not cash)$650,000

Cash contribution required$148,187

Loan-to-cost68.5%

Funded interest reserve$0

Additional financing cost$108,188

Land value is part of the project cost and land equity is part of your basis, but neither is counted as cash. Land is counted once: as a value contributed when owned, or as a purchase cost when being acquired.

Exit scenarios

Completed value	Net after costs	Profit	Return on basis
$2,340,000 -10%	$2,223,000	$34,813	4.4%
$2,470,000 -5%	$2,346,500	$158,313	19.8%
$2,600,000 0%	$2,470,000	$281,813	35.3%
$2,860,000 +10%	$2,717,000	$528,813	66.3%

Sensitivity: profit to hard-cost overruns

Construction overruns and completed-value movement applied together.

Sensitivity: profit to hard-cost overruns: Hard costs by Completed value
Completed value ↓ / Hard costs →	-5% cost	0% cost	+5% cost	+10% cost
-10%	$98,716	$34,813	-$29,091	-$92,911
-5%	$222,216	$158,313	$94,409	$30,589
0%	$345,716	$281,813	$217,909	$154,089
+10%	$592,716	$528,813	$464,909	$401,089

Methods and formulas used

Total project cost = land + hard costs with contingency + soft costs + points + draw interest + other costs.

LTC = loan ÷ total project cost, including land.

Cash contribution = total project cost + land liens paid off − loan drawn − land equity.

Draw interest = monthly outstanding balance × annual rate ÷ 12, summed across the build.

SageFin Capital is a commercial finance brokerage and provides illustrative tools only. Results are estimates based on the inputs you provide and do not constitute a rate quote, pre-approval, credit decision, or commitment to lend. Lender eligibility, program availability, and terms are determined by the lender through a separate review.