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Analysis Context

450 Harrison Ave

Boston, MA • 0.85 Acres

Run a highest-and-best use analysis. Assume we rezone for mixed-use residential. Target 18% IRR.

User • 10:42 AM

I've generated 3 scenarios based on the "South End Gateway" zoning overlay:

Scenario A: Max Density (FAR 6.0)
Scenario B: By-Right (FAR 4.0)
Scenario C: Office/Lab Hybrid

Processing market comps from Q3 2024...

Unlock AI • 10:42 AM

Scenario A: Max Density (Recommended)

Levered IRR

18.4%

Equity Multiple

2.15x

Dev Yield

6.8%

Profit Margin

22.1%

Line Item	Total ($)	Per SF	% of Cost
Acquisition Cost	$12,500,000	$85.00	14.2%
Hard Costs	$54,200,000	$368.00	61.5%
Soft Costs	$14,100,000	$95.00	16.0%
Total Uses	$88,125,000	$598.00	100%

Under the hood.

3D Massing Logic

Automated test-fits based on setbacks, FAR, and height limits.

Waterfall Modeling

Complex equity structures with multiple hurdles and promote splits.

Live Benchmarking

Construction costs and operating expenses benchmarked against live market data.

Sensitivity Analysis

Instant data tables showing IRR variance across cap rate and rent spreads.

Outputs

From rough idea to IC Memo.

UnlockLand doesn't just give you numbers; it tells the story. Generate comprehensive Investment Committee memos, executive summaries, and risk assessments in one click.

Export to PDF / Word / Excel
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Automated chart generation
Citations linked to source data

CONFIDENTIAL
October 12, 2024

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