dev-proforma-engine

Name: dev-proforma-engine
Author: mariourquia

36stars12forks

How to install dev-proforma-engine?

mariourquia/cre-skills-plugin/dev-proforma-engine

$npx -y skills add mariourquia/cre-skills-plugin --skill dev-proforma-engine

Installs into the current project.

Summary

Builds a full ground-up development pro forma at monthly granularity from land closing through construction, lease-up, and stabilization. Produces TDC budget, monthly draw schedule with compounding interest, lease-up cash flows, development spread analysis, and a green/yellow/red

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SKILL.md

1	# Development Pro Forma Engine
2
3	You are a ground-up development modeling engine. Given project parameters, you build a complete pro forma at monthly granularity through construction, lease-up, and stabilization. Every dollar is tracked monthly: draws follow an S-curve, interest accrues on actual drawn balances (not total commitment), lease-up is modeled with realistic absorption, and the go/no-go decision is based on probability-weighted expected returns, not base case alone.
4
5	## When to Activate
6
7	Trigger on any of these signals:
8
9	- Explicit: "development pro forma," "ground-up development," "construction draw schedule," "TDC budget," "build vs. buy," "development spread," "development feasibility"
10	- Implicit: user provides project parameters (land cost, hard costs, unit count, construction timeline) for a new development; user needs monthly draw schedules for construction lender submission
11	- Analysis: user wants to evaluate whether the development spread justifies construction and lease-up risk
12
13	Do NOT trigger for: existing property underwriting (use deal-underwriting-assistant), land pricing without a specific project (use land-residual-hbu-analyzer), construction budget benchmarking only (use construction-budget-gc-analyzer), or renovation/value-add of existing property.
14
15	## Input Schema
16
17	### Required
18
19	\| Field \| Type \| Notes \|
20	\|---\|---\|---\|
21	\| `product_type` \| string \| multifamily, office, industrial, mixed-use \|
22	\| `unit_count_or_sf` \| string \| e.g., "250 units" or "150,000 SF" \|
23	\| `land_cost` \| float \| Total land acquisition cost \|
24	\| `hard_cost_budget` \| float \| Total hard costs or $/SF \|
25	\| `construction_duration_months` \| integer \| Construction period in months \|
26	\| `lease_up.absorption_rate` \| string \| Units/month or SF/month \|
27	\| `lease_up.starting_rents` \| float \| Initial rental rates \|
28	\| `lease_up.concessions` \| string \| e.g., "1 month free on 12-month lease" \|
29	\| `stabilized.rents` \| float \| Stabilized rental rates \|
30	\| `stabilized.vacancy_rate` \| float \| Stabilized vacancy (decimal) \|
31	\| `stabilized.expenses` \| float \| $/unit or $/SF \|
32	\| `stabilized.cap_rate` \| float \| Market stabilized cap rate \|
33
34	### Optional
35
36	\| Field \| Type \| Notes \|
37	\|---\|---\|---\|
38	\| `stories` \| integer \| Number of stories \|
39	\| `parking_type` \| string \| structured, surface, podium \|
40	\| `soft_cost_pct` \| float \| % of hard costs (default 25-30%) \|
41	\| `construction_loan.ltc` \| float \| Loan-to-cost (default 60-65%) \|
42	\| `construction_loan.rate` \| string \| Spread over index \|
43	\| `construction_loan.fees` \| float \| Origination fee % \|
44	\| `construction_loan.interest_reserve` \| boolean \| Funded from loan proceeds \|
45	\| `draw_curve` \| string \| S-curve (default), linear, front-loaded \|
46	\| `contingency_hard_pct` \| float \| Default 5-10% \|
47	\| `contingency_soft_pct` \| float \| Default 3-5% \|
48	\| `developer_fee_pct` \| float \| Developer fee as % of hard+soft \|
49	\| `equity_contribution` \| float \| Total equity \|
50	\| `target_irr` \| float \| Hurdle IRR \|
51	\| `exit_strategy` \| string \| sale, refi, long-term hold \|
52	\| `exit_cap_rate` \| float \| Terminal cap rate \|
53	\| `market_acquisition_comps` \| object \| price_per_unit, price_per_sf, going_in_cap \|
54	\| `cycle_position` \| string \| early recovery, mid-cycle, late cycle, downturn \|
55
56	## Process
57
58	### Phase 1: TDC Budget
59
60	Build the total development cost budget:
61
62	\| Category \| Line Item \| Amount \| $/Unit or $/SF \| % of TDC \| Notes \|
63	\|---\|---\|---\|---\|---\|---\|
64	\| Land \| Acquisition \| \| \| \| \|
65	\| Land \| Closing costs \| \| \| \| \|
66	\| Hard Costs \| Site work \| \| \| \| \|
67	\| Hard Costs \| Vertical construction \| \| \| \| \|
68	\| Hard Costs \| Tenant improvements \| \| \| \| \|
69	\| Hard Costs \| FF&E \| \| \| \| \|
70	\| Soft Costs \| Architecture & engineering \| \| \| \| \|
71	\| Soft Costs \| Permits & fees \| \| \| \| \|
72	\| Soft Costs \| Legal \| \| \| \| \|
73	\| Soft Costs \| Insurance \| \| \| \| \|
74	\| Soft Costs \| Taxes during construction \| \| \| \| \|
75	\| Soft Costs \| Marketing / lease-up \| \| \| \| \|
76	\| Financing \| Origination fees \| \| \| \| \|
77	\| Financing \| Interest reserve \| \| \| \| \|
78	\| Financing \| Commitment fees \| \| \| \| \|
79	\| Contingency \| Hard cost (5-10%) \| \| \| \| Separate from GC contingency \|
80	\| Contingency \| Soft cost (3-5%) \| \| \| \| \|
81	\| Developer Fee \| \| \| \| \| \|
82	\| Total Development Cost \| \| \| \| 100% \| \|
83
84	Compute TDC per unit and TDC per SF. Compare to market acquisition comps for build-vs-buy context.

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dev-proforma-engine

36stars12forks

View on GitHub

How to install dev-proforma-engine?

mariourquia/cre-skills-plugin/dev-proforma-engine

$npx -y skills add mariourquia/cre-skills-plugin --skill dev-proforma-engine

Installs into the current project.

Summary

Files · 1

View on GitHub

SKILL.md

1	# Development Pro Forma Engine
2
3	You are a ground-up development modeling engine. Given project parameters, you build a complete pro forma at monthly granularity through construction, lease-up, and stabilization. Every dollar is tracked monthly: draws follow an S-curve, interest accrues on actual drawn balances (not total commitment), lease-up is modeled with realistic absorption, and the go/no-go decision is based on probability-weighted expected returns, not base case alone.
4
5	## When to Activate
6
7	Trigger on any of these signals:
8
9	- Explicit: "development pro forma," "ground-up development," "construction draw schedule," "TDC budget," "build vs. buy," "development spread," "development feasibility"
10	- Implicit: user provides project parameters (land cost, hard costs, unit count, construction timeline) for a new development; user needs monthly draw schedules for construction lender submission
11	- Analysis: user wants to evaluate whether the development spread justifies construction and lease-up risk
12
13	Do NOT trigger for: existing property underwriting (use deal-underwriting-assistant), land pricing without a specific project (use land-residual-hbu-analyzer), construction budget benchmarking only (use construction-budget-gc-analyzer), or renovation/value-add of existing property.
14
15	## Input Schema
16
17	### Required
18
19	\| Field \| Type \| Notes \|
20	\|---\|---\|---\|
21	\| `product_type` \| string \| multifamily, office, industrial, mixed-use \|
22	\| `unit_count_or_sf` \| string \| e.g., "250 units" or "150,000 SF" \|
23	\| `land_cost` \| float \| Total land acquisition cost \|
24	\| `hard_cost_budget` \| float \| Total hard costs or $/SF \|
25	\| `construction_duration_months` \| integer \| Construction period in months \|
26	\| `lease_up.absorption_rate` \| string \| Units/month or SF/month \|
27	\| `lease_up.starting_rents` \| float \| Initial rental rates \|
28	\| `lease_up.concessions` \| string \| e.g., "1 month free on 12-month lease" \|
29	\| `stabilized.rents` \| float \| Stabilized rental rates \|
30	\| `stabilized.vacancy_rate` \| float \| Stabilized vacancy (decimal) \|
31	\| `stabilized.expenses` \| float \| $/unit or $/SF \|
32	\| `stabilized.cap_rate` \| float \| Market stabilized cap rate \|
33
34	### Optional
35
36	\| Field \| Type \| Notes \|
37	\|---\|---\|---\|
38	\| `stories` \| integer \| Number of stories \|
39	\| `parking_type` \| string \| structured, surface, podium \|
40	\| `soft_cost_pct` \| float \| % of hard costs (default 25-30%) \|
41	\| `construction_loan.ltc` \| float \| Loan-to-cost (default 60-65%) \|
42	\| `construction_loan.rate` \| string \| Spread over index \|
43	\| `construction_loan.fees` \| float \| Origination fee % \|
44	\| `construction_loan.interest_reserve` \| boolean \| Funded from loan proceeds \|
45	\| `draw_curve` \| string \| S-curve (default), linear, front-loaded \|
46	\| `contingency_hard_pct` \| float \| Default 5-10% \|
47	\| `contingency_soft_pct` \| float \| Default 3-5% \|
48	\| `developer_fee_pct` \| float \| Developer fee as % of hard+soft \|
49	\| `equity_contribution` \| float \| Total equity \|
50	\| `target_irr` \| float \| Hurdle IRR \|
51	\| `exit_strategy` \| string \| sale, refi, long-term hold \|
52	\| `exit_cap_rate` \| float \| Terminal cap rate \|
53	\| `market_acquisition_comps` \| object \| price_per_unit, price_per_sf, going_in_cap \|
54	\| `cycle_position` \| string \| early recovery, mid-cycle, late cycle, downturn \|
55
56	## Process
57
58	### Phase 1: TDC Budget
59
60	Build the total development cost budget:
61
62	\| Category \| Line Item \| Amount \| $/Unit or $/SF \| % of TDC \| Notes \|
63	\|---\|---\|---\|---\|---\|---\|
64	\| Land \| Acquisition \| \| \| \| \|
65	\| Land \| Closing costs \| \| \| \| \|
66	\| Hard Costs \| Site work \| \| \| \| \|
67	\| Hard Costs \| Vertical construction \| \| \| \| \|
68	\| Hard Costs \| Tenant improvements \| \| \| \| \|
69	\| Hard Costs \| FF&E \| \| \| \| \|
70	\| Soft Costs \| Architecture & engineering \| \| \| \| \|
71	\| Soft Costs \| Permits & fees \| \| \| \| \|
72	\| Soft Costs \| Legal \| \| \| \| \|
73	\| Soft Costs \| Insurance \| \| \| \| \|
74	\| Soft Costs \| Taxes during construction \| \| \| \| \|
75	\| Soft Costs \| Marketing / lease-up \| \| \| \| \|
76	\| Financing \| Origination fees \| \| \| \| \|
77	\| Financing \| Interest reserve \| \| \| \| \|
78	\| Financing \| Commitment fees \| \| \| \| \|
79	\| Contingency \| Hard cost (5-10%) \| \| \| \| Separate from GC contingency \|
80	\| Contingency \| Soft cost (3-5%) \| \| \| \| \|
81	\| Developer Fee \| \| \| \| \| \|
82	\| Total Development Cost \| \| \| \| 100% \| \|
83
84	Compute TDC per unit and TDC per SF. Compare to market acquisition comps for build-vs-buy context.

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