Representative sample analysis

Explore the result before analyzing a parcel.

This illustrative walkthrough shows zoning and site capacity, ranked development concepts, lender screening, maximum land bid, and detailed pro forma math.

Representative values only. This sample does not use live parcel or market data and is not investment, legal, lending, or permitting advice.

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Analysis · bellingham
Representative Whatcom County parcel
SAMPLE-PARCEL · 14,500 sf
⬡ RS-7200YORK⚠ 1 critical area
Analyze verdictPursue
Pursue at the current ask because the $715,724 max bid is $100,724 above the $615,000 ask. Residual clears ask
Top concept
Townhouse redevelopment
Renting is best
$715,724
Max bid
The most you can pay for the property and still meet the selected return target.
$615,000
Ask
+$100,724
Bid headroom
Residual clears ask
At current ask
Purchase basis: Assessed-derived estimate ($615,000)
The acquisition cost used by the model, from the best available price source.
Rates & Rents from Market Intel support this valuation.
Top concept economics
+$482k
Gross profit
19.9%
Margin on cost
Gross profit ÷ total development cost × 100. Strong: 15% or more. Viable: 5% to under 15%. Marginal: 0% to under 5%. Negative: below 0%.
7.0%
Yield on cost
Annual net operating income (NOI) divided by total development cost.
$2,903,400
Stabilized value
Estimated property value after construction and lease-up.
Income approach
Value ladderScreening values
Prospective collateral stages; unavailable stages are not estimated.
As-is value$615,000Purchase basis proxy; not a current appraisal
As-complete valueUnavailableSeparate completion appraisal not modeled for this hold scenario
As-stabilized value$2,903,400Prospective value at stabilized occupancy
Construction LTVUnavailableSeparate completion appraisal not modeled for this hold scenario
Takeout LTV54.2%
Lender financeabilityLTC-bound
$1,573,910 permanent loan capacity; $847,490 takeout equity requirement.
Construction loan$1,939,394
Construction interest$120,000
Permanent max loan$1,573,910
Takeout equity requirement$847,490
Sized LTC
Loan amount divided by total development cost.
65.0%
Sized LTV
Loan amount divided by stabilized property value.
54.2%
Sized DSCR
Annual net operating income (NOI) divided by annual debt payments.
1.41x
Sized debt yield
Annual net operating income (NOI) divided by the loan amount.
10.7%
Top development concepts2 concepts
#1
Renting is best
Townhouse redevelopment
+$482,000
19.9% margin · 7.0% YoC
Annual net operating income (NOI) divided by total development cost.
Max bid $715,724
The most you can pay for the property and still meet the selected return target.
Residual clears ask
#2
Flipping is best
Subdivide then build two homes
+$441,000
24.7% margin · YoC N/A
Annual net operating income (NOI) divided by total development cost.
Max bid $761,902
The most you can pay for the property and still meet the selected return target.
Residual clears ask
Max building
10,150sf
▲ 6,470 sf headroom
Coverage
12.7% of lot
12.7% of 35% allowed
Subdivision
2lots
✓ lot split
Purchase
$615k
assessed $560k
Parcel summaryCapacity, strongest concept, and subdivision context
This 0.33-acre parcel supports up to 10,150 sf of new building under RS-7200. The top development concept is townhouse redevelopment. The best case comes from a rent exit, yielding roughly $482,000 gross profit at 19.9% margin on cost. Subdivision into 2 lots is feasible under a lot split.
Reference dataClosed-sale comps, nearby permit activity, zoning, property, and critical areas
Closed-sale comps
Zoning · RS-7200BMC 20 →
Max height35 ft
Max coverage35%
Setbacks (F·S·R)20′ · 5′ · 25′
Max stories2
Property
OwnerIllustrative owner
Parcel area14,500 sf
Land value$312,000
Improvement$248,000
⚠ Critical areas
Interim 50 ft wetland buffer — 340 sf of parcel affected
Computed Illustrative snapshot · not live data · Screening tool, not legal advice.