Stage presold-lot closings in tranches. Timing is days from the first closing (0, 90, 210…). Earnest money lands up front; each tranche's proceeds land when its day falls due. Tag a tranche to a presold-lot row to close those lots at that row's real price; leave it on Blended avg to use the weighted-average price.

Build ADDITIONAL units of a product on speculation, with their own start, build window, and a custom days-to-sell lag (not the standard 30 days). Toggle a product on, then add a spec batch for it. Spec units are counted once — on top of the normal product counts.

Schedule each phase by product, the month and project year construction begins, and how many months the build takes. Counts here are builds (structures): a duplex is one build (it sells as two doors, but you schedule it as a single structure). Hard build cost is spread across the build window on a draw curve (heavy at the front, light through the middle, with a closing draw at the end); the sale closes 30 days after the build completes. See the timing note below for how the sale month is calculated.

The down payment is an advance of the sale price — it is pulled forward from each build's closeout to the month construction begins, and that build's closeout lump is reduced by the same amount. Builders Risk is likewise paid up front at each build start (proportional to build size). Total revenue, net profit, and the builders-risk total are unchanged — only the timing of the cash shifts.

Model outside capital ahead of the ownership group. The GP investor is paid first, then the LP investor, then the JV investor, and whatever net profit remains flows to the ownership group. Each investor's expected return can be a fixed dollar amount or a percent of their capital, and either a one-time total over the hold or an annualized figure applied across the sellout period.

These are the project’s ongoing development expenses. Each is its own line item in the monthly capital stack — the grid auto-spreads every total evenly across the active-build window (month 1 through the last scheduled delivery) and drops to $0 once construction ends and the project is just waiting on presold lot closings. Override any month directly in the capital-stack grid below.

Model a multifamily apartment building as a detailed bed-type rent roll instead of a single blended unit. When on, the table below drives Total Units, Avg Unit Size, and Avg Starting Rent above.

Each phase spreads its stated percentage of base development cost evenly across its stated duration. Percentages are not normalized if they do not sum to 100%.

Capitalized adds each month's interest to the loan balance and funds it from the interest reserve, so it does not touch cash flow during that phase. Cash-Pay bills the interest monthly and it must be funded from operations or equity. NOI Sweep applies property NOI to interest first and capitalizes only the shortfall.