Use this when someone is deciding whether to build. It turns the project they described into a budget, a loan, and the rent that budget has to earn, while you are still talking. The page opens on a Lakeland warehouse so you can see a complete file. Replace it with theirs. The more of the project you enter, the closer the numbers are to their deal. What you leave blank is filled from the size and from the Calculated Industry Allowance. What you type is kept. This is a check for the meeting. It is not a bid, an appraisal, or a loan commitment.
01The project
Location
Parcels: Florida statewide cadastral layer (Florida Department of Revenue tax-roll data, all 67 counties). Address match: U.S. Census geocoder. Map: OpenStreetMap contributors. Public records, as of the last roll the state published. Confirm area and boundaries with a survey.
02Lease the market will pay
Left alone, the asking range is the Calculated Industry Allowance for these uses, weighted by size. The lease rate is the middle of that range after the negotiation allowance.
03Building
Building construction …Calculating the price per square foot…
Checking the pricing guide…
A building can have more than one use or construction type. This section helps separate the costs when the use or the building type changes, for example a warehouse with an office area, or a steel shell next to a masonry wing. Add a use for each part that is built or finished differently.
Program 30,000 sf.
Clear this to return to the Calculated Industry Allowance.
04Site
Land the client already owns. It counts as equity, not as a purchase.
The pavement allowance includes that stall area plus a truck court on warehouse and flex. Applying 375 square feet per stall locks the car lot and drops the truck court until you clear pavement.
Zoning allows this use
Unusual site costs
Leave blank to use the Calculated Industry Allowance, plus any unusual site costs above.
Calculated Industry Allowance for impact fees, utility capacity and permitting. They are counted once, here, not again in the soft costs.
Site total …
The size is the number you locked.
05Equity soft costs
Each line starts as a percent: of the site cost for civil work, and of the building cost for the building trades. Press $ to enter a fixed fee when you have a quote. Every percent is a Calculated Industry Allowance with its source listed under it. They are estimates, not quotes.
…estimate
Source
Estimate. Low end of the 1.0-2.0% civil and geotechnical benchmark (soft-cost-benchmarks.md, cre-skills-plugin).
…
Source
Within the 2-8% (larger) to 5-15% (small site) civil design range, landprocivil.com and engineermint.com.
…estimate
Source
Early design share of the 3-6% warehouse architecture range, Terrapin Construction Group (2026). Estimate of the split.
…estimate
Source
Early share of the 1-2.5% structural range, Terrapin Construction Group Nashville page. Estimate of the split.
…estimate
Source
Early design share of the 1.5-3% warehouse MEP range, terrapincg.com/mep-engineering. Estimate of the split.
…estimate
Source
Early design share of the 1.5-3% warehouse MEP range, terrapincg.com/mep-engineering. Estimate of the split.
…estimate
Source
Early design share of the 1.5-3% warehouse MEP range, terrapincg.com/mep-engineering. Estimate of the split.
…estimate
Source
Estimate. 0.5% is the typical standard ground-up figure in soft-cost-benchmarks.md (cre-skills-plugin).
…
Source
No sourced figure. Starts at zero. Enter your own.
Permitting fees and impact fees are entered once, in 04 Site under Impact / Permit Fees, and are counted with these costs. They are not listed twice.
Later costs, carried by the loan
…estimate
Source
Estimate. The later part of the civil design range, landprocivil.com and engineermint.com.
…estimate
Source
Estimate. The later part of the warehouse A/E range, Terrapin Construction Group (2026).
…estimate
Source
Estimate. 1.0% is the typical industrial (spec) marketing figure in soft-cost-benchmarks.md (cre-skills-plugin).
06Financing and time
4 to 6 months on a simpler project.
8 to 14 months. Site permit and building permit.
At least 12 months.
At least 6 months on a large project.
Vacancy by year
One figure for each year of the hold. The last year also sets stabilized vacancy, which sizes a loan on stabilized income.
3% of building and site. Set to 0 if the owner is not paying a fee.
07Sale and tax
At least 6%.
For NPV. CCIM: 16%.
CCIM: 8%.
CCIM: 6%.
08Operating expenses
Off. Taxes, insurance, and maintenance are treated as the tenant’s. The expense lines are kept but not counted.