| Line | Amount |
|---|---|
| Gross revenue — sale price (comps: 909 Oberlin Rd 2026 new construction $476/SF; Budleigh 2026 resales $448–452/SF) | $1,692,000 |
| Land acquisition + closing (~2%) | ($488,580) |
| Construction — builder cost (3,600 SF × $140/SF luxury grade) | ($504,000) |
| Home On builder margin (20% intro rate; standard 30%) | ($126,000) |
| Site development / utility connections + grading (incl. 20% margin) | ($37,500) |
| Contingency (10% of construction, AT COST — typically returned if unused) | ($50,400) |
| Construction loan closing + carry (1.5% closing + 10% APR, 9-month build, avg 50% drawn) | ($47,505) |
| Selling costs (~7%) — paid at sale closing, not out-of-pocket | ($118,440) |
| NET PROFIT TO INVESTOR | ~$319,575 · 18.9% margin · 91.5% cash-on-cash | upside at $500/SF: ~$420,015 · 23.3% margin · 120% COC |
ARV support: 414 Yarmouth Rd (Budleigh) sold Jun 2026 $452/SF; 1510 Canterbury Rd sold Apr 2026 $448/SF; 909 Oberlin Rd (adjacent area) active 2026 new construction $476/SF — new-build commands a premium over resale. Modeling $470/SF for a 2027 delivery on this CCC-facing address. MAO $461,000 — asking price $479,000 is $18k over; offer $455–461k for clean 20%+ margin at base ARV.
Strong GOOD — take this one seriously. Offer $455–461k and build a 3,600 SF luxury home for an investor: net ~$338k (20% margin, ~97% COC). At $479k ask you still net ~$320k (18.9% margin, 92% COC) — the $18k premium over MAO is recoverable with modest ARV improvement or if comps run toward the $476/SF Oberlin Rd new-construction comp. At $500/SF upside: $420k net, 23.3% margin, 120% COC. Home On builds at $140/SF luxury cost; investor sees $630k construction price, $37,500 site dev, and keeps the $50,400 contingency if unused. This address — Budleigh, across from CCC, adjacent confirmed custom builds — is exactly the product that trades at a premium in this market.