Proforma by iO1N9F1

VIEWS: 184 PAGES: 25

									  [company name]                                                                                                                pro forma
                                                                                                                                           v2.3
                                                       ~ Private and Confidential - Land Development pro forma ~
                                                      Project Name:                                                                       Date:
 Getting Started.
Hover Cursor Here                               Project Description:                                                                          By:
                                                                                         DEMO VERSION.
                                  Costs                    Some Cells contain sample data and are locked. All functionality is otherwise in tact. Experiment!
                                                                                                                                         Cost
                                                                                Thank you for giving ConstructionCalc pro forma a try.
                                                                                                                                    Code: ( )
                                                    Item                        Mul 1            Mul 2           Mul 3, $      Units     -4            Notes      Extended Cost           Subtotal
                                  Demo test value                                1.00            2.00          $22,222.00       test      3         locked data     $44,444
       Feasibility and




                                                                                                                                                                       $0
         Raw Land
         Purchase




                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0                $44,444.00
                                                                                                                                                                       $0
   Engineering,
   Platting, and
    Surveying,




                                                                                                                                                                       $0
    Land Use




                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0                  $0.00
                                                                                                                                                                       $0
       Environmental
       Critical Areas




                                                                                                                                                                       $0
                                                                                                                                                                       $0
             and




                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0                  $0.00
                                                                                                                                                                       $0
  Site Prep and


                  sedimentation
   TESC (temp




                                                                                                                                                                       $0
                   erosion and

                     control)




                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0                  $0.00
                                                                                                                                                                       $0
       Sidewalks, and
         Pavements




                                                                                                                                                                       $0
           Street,




                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0


                                                                                              3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                               1 of 25                                                            11/17/2011 @ 2:49 AM
  [company name]                                                                                       pro forma
                                                                                                                 v2.3

     Sidewalks, and
       Pavements
                                 ~ Private and Confidential - Land Development pro forma ~
         Street,

                                  Project Name:                                                                 Date:
 Getting Started.
Hover Cursor Here           Project Description:                                                                 By:
                                                                DEMO VERSION.
                                  Some Cells contain sample data and are locked. All functionality is otherwise in tact. Experiment!   $0            $0.00
                                                                                                                                       $0
                                                                                                                                       $0
           Water




                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0            $0.00
                                                                                                                                       $0
                                                                                                                                       $0
           Sewer




                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0            $0.00
                                                                                                                                       $0
           Storm Drainage




                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0            $0.00
                                                                                                                                       $0
                                                                                                                                       $0
       Franchise
        Utilities




                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0            $0.00
                                                                                                                                       $0
   Improvements

    Construction




                                                                                                                                       $0
     and Misc




                                                                                                                                       $0
        Site




                                                                                                                                       $0
                                                                                                                                       $0
                                                                                                                                       $0            $0.00
       Financial, Taxes,




                                                                                                                                       $0
                                                                                                                                       $0
            Loans




                                                                     3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                      2 of 25                                               11/17/2011 @ 2:49 AM
  [company name]                                                                                                        pro forma
                                                                                                                                  v2.3
                                               ~ Private and Confidential - Land Development pro forma ~
                                              Project Name:                                                                      Date:
 Getting Started.
      Financial, Taxes,


Hover Cursor Here                       Project Description:                                                                       By:
                                                                                 DEMO VERSION.
           Loans



                                                   Some Cells contain sample data and are locked. All functionality is otherwise in tact. Experiment!                    $0
                                                                                                                                                                         $0
                                                                                                                                                                         $0
                                                                                                                                                                         $0                $0.00
                                                                                                                                                                         $0
                                                                                                                                                                         $0
          [other]




                                                                                                                                                                         $0
                                                                                                                                                                         $0
                                                                                                                                                                         $0
                          Demo test value                                1.00            2.00          $22,222.00       test                locked data                $44,444           $44,444.00

                          Cost Totals
                                                                                                                                                        Taxable Construction Costs:       $44,444
                                                             Cost Totals Summary                                                                 Non-Taxable Construction Costs:             $0

                                                                                                                                           Tot Construction Costs, NIC Sales Tax:         $44,444
           $50,000
           $45,000
           $40,000                                                                                                                          Sales Tax, Const'n:         8.50%              $3,778
           $35,000
           $30,000                                                                                                                                      Total Construction Costs:         $48,222
           $25,000
           $20,000                                                                                                                                                Consultant's Costs         $0
           $15,000
           $10,000                                                                                                                                         Interest, Fees and Taxes          $0
            $5,000
                $0                                                                                                                                      Conslts, Int., Taxes, Fees:          $0

                                                                                                                                                       Construction, Consultants,
                                                                                                                                                                                          $48,222
                                                                                                                                                     Int., Taxes, Fees (NIC Land):

                                                                                                                                                  Contingency          10.00%              $4,822

                                                                                                                                                             Everything but Land:         $53,044

                                                                                                                                                                          Land Cost       $44,444

                                                                                                                                                     Total Costs, Including Land:         $97,488


                          Income Section
                                                                                                                      Commis
                                            Item                        Mul 1          Mul 2, $           Units        sion      Tax       Gross Income             Commission              Tax
      Income




                                                                                                                                                $0                       $0                  $0
        Site




                                                                                      3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                       3 of 25                                                                    11/17/2011 @ 2:49 AM
  [company name]                                                                                                                    pro forma
                                                                                                                                                     v2.3
                                                 ~ Private and Confidential - Land Development pro forma ~
                                                 Project Name:                                                                                    Date:
 Getting Started.
Hover Cursor Here                          Project Description:                                                                                         By:
                                                                                        DEMO VERSION.
      Income
        Site




                                                                                                                                                $0
                                                  Some Cells contain sample data and are locked. All functionality is otherwise in tact. Experiment!                                          $0                              $0
                                                                                                                                Site Income Totals:                    $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
        Real Estate Sales




                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                                                                                                                                                                       $0                     $0                              $0
                            Demo test value                                3.00               $20,000.00          lots            4.50%        1.50%                $60,000                 ($2,700)                      ($900)
                                Average price per lot = $20,000                      3 ea total lots                        Real Estate Sale Totals:                $60,000                 ($2,700)                      ($900)

                            Summary Section                                                                                                                   Overall Profit / Loss
                            Overall Profit / Loss
                                                                                                                 $80,000
                                                                       Total Costs - All      ($101,088)                                                                     $60,000
                                                                                                                 $60,000
                                                                  Total Gross Revenue          $60,000           $40,000

                                                            Difference (profit or loss)        ($41,088)         $20,000
                                                                                                                      $0
                            Return On Investment - Approximate                                                  ($20,000)           Total Costs - All                 Total Gross Revenue       Difference (profit or loss)

                                                     Est'd No of Years to Last Lot Sale         5 years         ($40,000)
                                                                                                                                                                                                          ($41,088)
                                                                                                                ($60,000)
                                          Simple Annual Return on Total Investment           -8.13% APR
                                                                                                                ($80,000)
                            Cost Per Lot, Average                                                              ($100,000)
                                                                                                                                        ($101,088)
                                                                                                               ($120,000)
                                                               Land Cost Per Lot:            ($14,814.67)
                                          Construction, NIC [other], Cost Per Lot:              $0.00
                                                        Consultants Cost Per Lot:               $0.00                                                         Cost Per Lot, Average

                                               Interest, Fees, Taxes Cost Per Lot:              $0.00
                                                                                                                      $0
                                                        Contingenty Cost Per Lot:             ($1,607.39)
                                                                                                                 ($2,000)
                                       Commission and Sales Taxes Cost Per Lot:               ($1,200.00)
                                                                                                                 ($4,000)
                                                             [other] Cost Per Lot:           ($16,073.91)        ($6,000)
                                                                   Total Cost Per Lot:         ($33,696)         ($8,000)



                                                                                             3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                              4 of 25                                                                                     11/17/2011 @ 2:49 AM
  [company name]                                                                               pro forma
                                                                                                         v2.3
                         ~ Private and Confidential - Land Development pro forma ~
                          Project Name:                                                                 Date:
 Getting Started.
Hover Cursor Here   Project Description:                                                                 By:
                                                        DEMO VERSION.
                          Some Cells contain sample data and are locked. All functionality is otherwise in tact. Experiment!
                                                                              ($10,000)

                                                                                ($12,000)

                                                                                ($14,000)

                                                                                ($16,000)

                                                                                ($18,000)




                                                             3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                              5 of 25                                          11/17/2011 @ 2:49 AM
  [company name]                                                                  pro forma
                                                                                             v2.3


CostCalc Tips.                 Project Name:                                                                Date:
Hover Cursor
    Here
                         Project Description:                                                                By:

                 Costs
                          Item                  Mul 1       Mul 2          Mul 3, $       Units     Notes             Extended Cost         Subtotal
                                                                                                                           $0
                                                                                                                           $0
       Cost 1




                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0                $0.00
                                                                                                                           $0
                                                                                                                           $0
       Cost 2




                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0                $0.00

                                                                                                                      Sum of above:          $0.00
                                                                                                            +/- Tax      8.00%               $0.00
                                                                                                                          Total:             $0.00
                                                                                                        +/- Other        0.00%               $0.00

                                                                                                                      Grand Total:           $0.00




                                                        3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                         6 of 25                                                   11/17/2011 @ 2:49 AM
  [company name]                                                                  pro forma
                                                                                             v2.3


CostCalc Tips.                 Project Name:                                                                Date:
Hover Cursor
    Here
                         Project Description:                                                                By:

                 Costs
                          Item                  Mul 1       Mul 2          Mul 3, $       Units     Notes             Extended Cost         Subtotal
                                                                                                                           $0
                                                                                                                           $0
       Cost 1




                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0                $0.00
                                                                                                                           $0
                                                                                                                           $0
       Cost 2




                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0
                                                                                                                           $0                $0.00

                                                                                                                      Sum of above:          $0.00
                                                                                                            +/- Tax      8.00%               $0.00
                                                                                                                          Total:             $0.00
                                                                                                        +/- Other        0.00%               $0.00

                                                                                                                      Grand Total:           $0.00




                                                        3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                         7 of 25                                                   11/17/2011 @ 2:49 AM
                                                                                                                                                 pro forma
                                                                       DEMO VERSION.                                                                    v2.3
                                                         This demo sheet only scrolls to row 73. The retail version
Example Cost                                                                                    Project Name: Western Washington, USA, 10/08
                                                                       includes 302 rows of data.
 Tips. Hover
 Cursor Here
                                                                                          Project Description: Example Unit Costs - Assume "average" values
                                                          Thank you for giving ConstructionCalc pro forma a try.
  Sample Costs (see popup note above, left for assumptions, additional info, etc.)
                                                                                                                                                                 Cost
                                                                                                                                                               Code: ( ) -
                                                                                        Item                       Mul 1     Mul 2      Mul 3, $     Units        4                                                   Notes
                                                       Planner, engineer, other consultants for feas study                             $5,000.00       ls          2                                              (Placeholder)
   Feasibility and




                                                       Raw land cost                                                                  $10,000.00     fut lot       3                  (Determine raw land value by doing the proforma then check profit)
     Raw Land
     Purchase




                                                       Closing costs on raw land purchase                                    0.02                      %           4                          (Closing costs are generally paid by the purchaser)




                                                       Traffic analysis                                                                $5,000.00       ls          2                  (May or may not be required. Cost depends on offsite complexity.)
 Platting, and Land




                                                       Boundary and topo surveying. Ground crews                                       $7,500.00       ls          2                       (Cost will depend on complexity and accessibility of site)
    Engineering,
     Surveying,




                                                       Civil engineering and plat maps                                                $100,000.00      ls          2                 (Placeholder. Cost will depend on amt of road, utilities, grading, etc.)
         Use




                                                       Project planning and meetings w/ jurisdictions                                  $5,000.00       ls          2                            (Cost to move the project through entitlements)
                                                       Public relations                                                                $2,500.00       ls          2                 (May or may not be necessary. Neighborhood meetings, general PR)
                                                       Construction management                                                         $7,500.00       ls          2             (Management of plat construction: roads, water, sewer, storm drainage, etc)


                                                       Wetland delineation and report.                                                 $7,500.00       ls          2                      (Will depend on extent of wetlands and other critical areas.)
                                                       Geotech analysis                                                                $5,000.00       ls          2                (May or may not be required depending on stability of slopes, soil, etc.)
     Critical Areas and




                                                       Wetland mitigation plan                                                         $2,500.00       ls          2                        (If wetlands will be filled, a mitigation plan is required.)
      Environmental




                                                       Hydrogeo report                                                                 $5,000.00       ls          2          (May or may not be required depending on jurisdiction's critical areas ordinance.)
                                                       Archaeological assessment                                                      $10,000.00       ls          2          (May or may not be required depending on jurisdiction's critical areas ordinance.)
                                                       Wetland mitigation on site (or wetland banking)                                $20,000.00       ls                                (Placeholder. This is the cost of constructing new wetlands.)
                                                       Wetland monitoring for 5 years                                                  $5,000.00       ls          2                    (Mitigated wetlands must be monitored to ensure they "take".)
                                                       Hazardous materials assessment                                                  $2,500.00       ls          2          (May or may not be required depending on jurisdiction's critical areas ordinance.)
                                                       NGPA signs at wetland boundaries                                                $100.00         ea                                               (Native Growth Protection Area)


                                                       Mobilization, demob, cleanup - all contractors                                 $10,000.00       ls                                                         (Placeholder)
                                                       Logging, selective view opening                                                $20,000.00       ls                    (This depends on site conditions. If logs have value, acc't for that in Income section.)
                                                       Clearing: pull stumps, grubbing, chipping of slash                             $10,000.00       ac                                       (Note that this is $10k / acre, not a lump sum.)
          C (temp erosion and sedimentation control)




                                                       Demo existing house - haul to dump.                                            $15,000.00                                    (Placeholder. Could be more if asbestos or other haz materials exist.)
                                                       Silt fence                                                                        $5.00         lf
                                                       Temp construction entrance, quarry spalls                                         $2.00         sf                                          (Typical entrance is 20' wide by 50' long.)
                                                       Straw bales in ditches as check dams                                            $150.00         ea
                                                       Hydroseed                                                                       $1,250.00       ac
                                                       Straw mulch erosion protection                                                  $500.00         ac
                                                       Temp silt pond                                                                  $1,500.00       ea


                                                                                                                              3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                                                               8 of 25                                                                                        11/17/2011 @ 2:49 AM
      Site Prep and TESC (temp erosion and sedimentation control)
                                                                                                                                                              pro forma
                                                                                   DEMO VERSION.                                                                     v2.3
                                                                      This demo sheet only scrolls to row 73. The retail version
Example Cost                                                                                                 Project Name: Western Washington, USA, 10/08
                                                                                    includes 302 rows of data.
 Tips. Hover
 Cursor Here
                                                                                                       Project Description: Example Unit Costs - Assume "average" values
                                                                       Thank you for giving ConstructionCalc pro forma a try.
                                                                    Temporary culvert pipe, up to 18" dia.                                           $25.00         lf
                                                                    Catch basin protection (silt socks)                                             $150.00         ea
                                                                    Topsoil strip and stockpile on site                                               $3.00         cy
                                                                    Topsoil respread on site                                                          $3.00         cy
                                                                    Topsoil or other spoils, offsite disposal                                        $11.00         cy                    (This depends on how far the haul and the disposal fee, if any.)
                                                                    Excavate and place, cut to fill                                                   $4.00         cy                           (Assumes cut material is suitable as structural fill.)
                                                                    Rockery retaining wall in cut condition                                          $15.00         sf
                                                                    Rockery retaining wall in fill condition                                         $20.00         sf
                                                                    Keystone or similar gravity retaining wall                                       $20.00         sf
                                                                    Rough grade lots, parks, landscaped areas                                         $0.15         sf
                                                                    Sawcut, remove, dispose of existing asphalt                                       $5.00         sf
                                                                    Orange safety fencing                                                             $3.00         lf
                                                                    Slope protection visqueen or other brand poly                                     $0.06         sf


                                                                    Rough grade road prism after clearing, grubbing, stripping                        $0.15         sf        1
                                                                    Road fabric                                                                       $0.20         sf        1
                                                                    Gravel borrow (structural fill), 10" thick                                        $0.60         sf        1
                                                                    Crushed rock, 2" thick                                                            $0.15         sf        1
                                                                    Asphalt, 3" thick, two lifts, includes fine grading.                              $1.50         sf        1


                                                                    Asphalt road, composite cost for 10"+2"+2"                                        $2.20         sf        1       (Includes grading, fabric, 10" gravel borrow, 2" crushed rock, 2" asphalt.)
                                                                    Asphalt road, composite cost for 10"+2"+3"                                        $2.60         sf        1
      Street, Sidewalks, and Pavements




                                                                    Asphalt road, composite cost for 10"+2"+4"                                        $3.00         sf        1


                                                                    Structural fill, import gravel borrow, in place and compacted.                   $15.00         cy        1                 ($15/cy equals $0.55/cf. Divide by 27 for conversion)
                                                                    Curb and gutter, concrete, includes grading                                      $11.00         lf        1        (Assumed 12" gutter. For 18" gutter, use $14. For 24" gutter, use $18)
                                                                    Rolled curb and gutter, inculdes grading                                         $15.00         lf        1
                                                                    Vertical curb (no gutter), includes grading                                       $7.00         lf        1             (Typical around raised landscaped beds and traffic islands.)
                                                                    Sidewalk, 4" thick, includes grading                                              $3.50         sf        1
                                                                    Sidewalk, 6" thick, includes grading (for driveway cuts)                          $4.00         sf        1


                                                                    Road monuments                                                                  $375.00         ea        1                  (These are required in road centerlines at curves.)
                                                                    Street signs                                                                    $150.00         ea        1
                                                                    Striping (stop bars, crosswalks, directional arrows, etc.)                      $3,000.00       ls        1                             (Average cost for 40-lot plat)
                                                                    Handicap ramps in sidewalks                                                     $1,100.00       ea        1
                                                                    Thickened edge, asphalt                                                          $11.00         lf        1
                                                                    Steel guard rail                                                                 $40.00         lf        1



                                                                                                                                           3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                                                                            9 of 25                                                                             11/17/2011 @ 2:49 AM
      Street, Side
                                                                                                               pro forma
                                    DEMO VERSION.                                                                     v2.3
                       This demo sheet only scrolls to row 73. The retail version
Example Cost                                                  Project Name: Western Washington, USA, 10/08
                                     includes 302 rows of data.
 Tips. Hover
 Cursor Here
                                                        Project Description: Example Unit Costs - Assume "average" values
                        Thank you for giving ConstructionCalc pro forma a try.

                     Flaggers, assume 3 person crew                                                  $110.00         hr        2


                     Connection to existing main                                                     $1,500.00       ea
                     8" Ductile Iron pipe, installed, with fittings, thrust blocks, typ.              $45.00         lf                (Assumes no utility confilicts, installed "cross-country" using native backfill.)
                     8" C900 PVC pipe, installed.                                                     $40.00         lf
                     6" Ductile Iron pipe, installed.                                                 $42.00         lf
                     6" C900 PVC pipe, installed.                                                     $35.00         lf
                     8" gate valve, installed with valve box.                                        $850.00         ea
                     6" gate valve, installed with valve box.                                        $750.00         ea
                     Fire hydrant assembly                                                           $3,000.00       ea
                     2" Blow off assembly                                                            $1,500.00       ea
                     1" air-vac valve                                                                $1,500.00       ea
                     Double water service with setter, valves, stub pipe, box                        $1,900.00       ea                      (Does not include meter. That comes with house construction.)
                     Single water service with setter, valves, stub pipe, box.                       $1,100.00       ea                      (Does not include meter. That comes with house construction.)
                     Water storage tank.                                                               $1.00       gallon                 (Placeholder only. Water purveyor can provide more accurate costs.)
      Water




                     Municipal booster station with pumphouse, controls, etc.                       $250,000.00      ea                   (Placeholder only. Water purveyor can provide more accurate costs.)
                     Individual, single-family water booster station.                               $10,000.00       ea                                              (Placeholder only.)
                     Pressure testing and chlorination                                               $2,500.00       ls
                     Extra for import backfill                                                         $7.00         lf                 (If native backfill can't be used. Assumes navite can be spread on side.)
                     Municipality fees for inspection and plan review                                $7,500.00       ls        4          (Placeholder only. Water purveyor can provide more accurate costs.)


                     Irrigation meter, 2"                                                           $20,000.00       ls                   (Placeholder only. Water purveyor can provide more accurate costs.)
                     Irrigation meter, 1-1/2"                                                       $15,000.00       ls                   (Placeholder only. Water purveyor can provide more accurate costs.)
                     Double check valve assembly, 2"                                                 $2,000.00       ls
                     Double check valve assembly, 1-1/2"                                             $1,000.00       ls
                     Irrigation pipe, PVC, 1-1/2" and smaller                                         $15.00         lf
                     Sprinkler heads                                                                  $50.00         ea
                     Sprinkler controls and valves                                                   $1,500.00      zone                                             (Placeholder only.)
                     Conduits for irrigation pipes, 4" PVC                                             $5.00         lf


                     Connection to existing manhole                                                  $2,500.00                                (Assumes existing manhole is prepped for this connnection.)
                     Connection to existing main with new saddle manhole                             $4,500.00
                     8" PVC sewer main                                                                $55.00         lf                              (Assumes import fill and average depth of 8' +/-)
                     6" PVC sewer main                                                                $50.00         lf                              (Assumes import fill and average depth of 8' +/-)
                     48" Manhole, Type 1.                                                            $2,700.00       ea
                     54" Manhole with inside drop                                                    $3,900.00       ea



                                                                                            3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                            10 of 25                                                                               11/17/2011 @ 2:49 AM
      wer
                                                                                                              pro forma
                                      DEMO VERSION.                                                                     v2.3
                         This demo sheet only scrolls to row 73. The retail version
Example Cost                                                    Project Name: Western Washington, USA, 10/08
                                       includes 302 rows of data.
 Tips. Hover
 Cursor Here
                                                          Project Description: Example Unit Costs - Assume "average" values
                          Thank you for giving ConstructionCalc pro forma a try.
                       Side sewers, 6", includes stub-up, cap, marker post                             $1,600.00       ea                                  (Assumes average length of 30')
                       Cleanout with valve box.                                                        $500.00         ea
                       Jack and raise manhole lids after paving                                        $250.00         ea
                       Low pressure air test and TV mains                                              $2,500.00       ea
      Sewer




                       Municipality fees for inspection and plan review                                $7,500.00       ea        4         (Placeholder only. Municipality can provide more accurate costs.)


                       Septic system investigation and design                                          $1,500.00       lot       2
                       Conventional septic system construction                                         $7,500.00       lot                             (Depends on soil type, size of home, etc.)
                       Alternative septic system construction                                         $15,000.00       lot                             (Depends on soil type, size of home, etc.)
                       Septic permit and fees                                                          $500.00         lot       4         (Placeholder only. Municipality can provide more accurate costs.)


                       Municipal sewage pumping station with standby generator                        $250,000.00      ls                  (Placeholder only. Municipality can provide more accurate costs.)
                       4" ductile iron or PVC force main                                                $45.00         lf


                       Individual, single-family sewage pumping station                                $7,500.00       ea                (These are available "off the shelf" from pump companies like Goulds.)


                       42" corrugated metal storm drain pipe, installed.                                $95.00         lf
                       24" HDPE storm drain pipe, installed.                                            $45.00         lf
                       18" HDPE storm drain pipe, installed.                                            $41.00         lf
                       12" HDPE storm drain pipe, installed.                                            $30.00         lf
                       8" HDPE storm drain pipe, installed.                                             $25.00         lf
                       6" HDPE corrugated drain pipe, installed                                         $20.00         lf
                       French drain, 8" perf pipe + drain rock                                          $30.00         lf
                       French drain, 6" perf pipe + drain rock                                          $25.00         lf
                       Catch basin, type 1, with frame and grate or solid lid.                         $850.00         ea                                          (Square box type)
                       Catch basin, type 1L, with frame and grate or solid lid.                        $900.00         ea                                    (Deepened square box type)
                       Catch basin, 48", type 2, with frame and grate or solid lid.                    $2,500.00       ea                                           (Manhole type)
      Storm Drainage




                       Catch basin, 60" type 2, with frame and grate or solid lid.                     $5,000.00       ea
                       Catch basin, 72" type 2, with frame and grate or solid lid.                     $7,300.00       ea
                       Outlet control manhole, 60" type 2, w/ orifice                                  $7,500.00       ea                                 (For detention pond outlet control.)
                       Trash racks for culvert inlet and outlets                                       $400.00         ea
                       Rock spall pads for erosion protection at pipe outfalls                         $350.00         ea
                       Biofiltration swale                                                              $50.00         lf
                       Roadside ditch, 1' wide bottom, 3' deep, typ.                                    $11.00         lf                      (With side slopes of 2:1 and on-site spoil. Grass seeded.)


                       Side storm drains, 6", includes stub-up, cap, marker post.                      $1,500.00       ea                                    (Assumes 30' average length)



                                                                                              3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                              11 of 25                                                                           11/17/2011 @ 2:49 AM
        Storm Drain
                                                                                                                                            pro forma
                                                                    DEMO VERSION.                                                                  v2.3
                                                    This demo sheet only scrolls to row 73. The retail version
Example Cost                                                                               Project Name: Western Washington, USA, 10/08
                                                                  includes 302 rows of data.
 Tips. Hover
 Cursor Here
                                                                                     Project Description: Example Unit Costs - Assume "average" values
                                                     Thank you for giving ConstructionCalc pro forma a try.
                                                  Yard drain, plastic grated box.                                                 $200.00         ea


                                                  Detention pond - excavation only                                                  $4.00         cy
                                                  Detention vault, underground bury.                                                $0.80       gallon
                                                  Concrete retaining wall                                                          $25.00         sf


                                                  Management and coordination with franchise providers                            $5,000.00       ls        2                                        (This is no small task.)
                                                  Trenching, bedding, and backfill for common util trench.                         $20.00         lf                (Length of trench will be determined by power company. Estimate 1.5X road length.)
    Franchise
     Utilities




                                                  Power utility costs                                                              $30.00       lf road              (Varies depending on the power company. Refund on hookup, see Income sect'n)
                                                  Utility crossings across roads                                                   $40.00         lf                                             (Accounts for extra conduits.)
                                                  Conduit for telephone provider                                                    $4.00         lf                     (May or may not apply. Material cost only. Installation is included above.)


                                                  Landscaping trees, street trees.                                                $100.00         ea                                           (Cost will vary depending on size)
                                                  Shrubs                                                                           $50.00         ea                                           (Cost will vary depending on size)
        Site Improvements and Misc Construction




                                                  Turf, rolled in                                                                   $0.13         sf
                                                  Hydroseed                                                                         $0.06         sf
                                                  Chain link fence, 6'                                                             $15.00         lf
                                                  Cedar fence, 6'                                                                  $17.00         lf
                                                  Split rail cedar fence                                                           $10.00         lf
                                                  Trails - wood chip over fabric, includes grading.                                 $1.00         sf
                                                  Trails - gravel, includes grading                                                 $1.25         sf
                                                  Entry sign at plat entrance                                                    $15,000.00       ea                              (This cost can vary hugely. $15k is toward the low end.)
                                                  Automatic gated entrance.                                                      $20,000.00       ea                                                      (Placeholder)
                                                  Mailbox - gang, up to 16 cubbies per cluster. Includes pad                      $1,800.00       ea
                                                  Street lights                                                                   $3,500.00       ea
                                                  Tot lot with children's play equipment                                         $10,000.00       ea                                                      (Placeholder)
                                                  Clubhouse                                                                       $150.00         sf                      (Placeholder. Don't forget landscaping, parking area, util hookups, etc.)
                                                  Trailside amenities benches, signs, etc.                                        $5,000.00       ls                                                      (Placeholder)


                                                  Accountant                                                                      $2,500.00       ls        2                                             (Placeholder.)
    Financial, Taxes,




                                                  Attorney                                                                        $5,000.00       ls        2              (Set up LLC, Homeowner's ass'n, consultation during purchase, etc.)
                                                  Interest on land loan                                                                                     4            (This will vary, of course. It is a significant cost - don't forget to include it.)
         Loans




                                                  Interest on construction loan                                                                             4            (This will vary, of course. It is a significant cost - don't forget to include it.)
                                                  Property tax                                                                                              4        (You continue paying property tax during development. Remember to include it.)
                                                  Back taxes                                                                                                4                              (Does the property owe any back taxes?)
                                                  Conversion taxes                                                                                          4        (When land is converted from one use to another, there can be significant taxes.)




                                                                                                                         3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                                                         12 of 25                                                                                      11/17/2011 @ 2:49 AM
                                                                                                                     pro forma
                                            DEMO VERSION.                                                                   v2.3
                             This demo sheet only scrolls to row 73. The retail version
Example Cost                                                        Project Name: Western Washington, USA, 10/08
                                           includes 302 rows of data.
 Tips. Hover
 Cursor Here
                                                              Project Description: Example Unit Costs - Assume "average" values
                              Thank you for giving ConstructionCalc pro forma a try.
                           House construction, low end                                                     $100.00         sf                (Optional. You would only include this if you were the home builder too.)
                           House construction, medium                                                      $150.00         sf                 (The remainder of this section assumes you're the home builder too.)
                           House construction, high end                                                    $200.00         sf
      House Construction




                           Garage construction.                                                             $65.00         sf
                           Driveway, concrete, 4" thick                                                      $4.00         sf
                           On-lot landscaping and irrigation                                              $20,000.00       ls                                             (Placeholder)
                           On-lot fencing                                                                   $15.00         lf
                           Utility trenching and connections, on-site                                       $25.00         lf
                           Water meter                                                                     $1,500.00       ea        4                        (Will vary depending on municipality)
                           Sewer hookup fee                                                                $3,000.00       ea        4                        (Will vary depending on municipality)
                           Impact fees (traffic, parks, schools, etc.)                                     $5,000.00       ls        4                        (Will vary depending on municipality)




                                                                                                  3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                                  13 of 25                                                                            11/17/2011 @ 2:49 AM
 [company name]                                                                                              pro forma
                                                                                                                       v2.3


Rental Tips.                             Project Name:
                                                                           DEMO VERSION.                                                               Date:
Hover Cursor
                                         Some Cells contain sample data and are locked. The Unprotect feature is disabled. All
   Here
                                    Project Description:     functionality is otherwise in tact. Experiment!                                            By:

               Workspace: costs and incomes
                                                                 Thank you for giving ConstructionCalc pro forma a try.
                                      Item                           Mul 1               Mul 2         Mul 3, $      Units                Notes                     Extension        Add'l workspace 1

                                                                                                                                                                       $0
                                                                                                                                                                       $0
    Costs or Incomes




                                                                                                                                                                       $0
      Workspace




                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0
                                                                                                                                                                       $0


                            Rental Analysis
                                   GENERAL INFORMATION                                                                         RENTAL (RECURRING) INCOME             Year 1              Year 2, on
                                       Income tax bracket, %                                                             Rental income 1, monthly rent per unit $              222   $                444
                                   Rate of net appreciation, %                                                                    Rental income 1, no. of units      2 units              4 units
                                          Property tax rate, %                                                                                 Less vacancy %         12%                  14%
                                                                                                                              Rental income 1, annual income         $4,689              $18,328
                                       ORIGINAL PURCHASE                                                                 Rental income 2, monthly rent per unit
                       Cost of land and existing improvements                                                                 Rental income tier 2, no. of units
                              Purchased how many years ago?                        11/17/2011                                                  Less vacancy %
               Value of existing improvements for depreciation                     Not inld'g land                            Rental income 2, annual income           $0                   $0
                 Depreciable life of existing improvements, yrs                    11/17/2011                            Rental income 3, monthly rent per unit
                   Depreciation amt per year, exist'g impvmt's $               -                                              Rental income tier 3, no. of units
                                         Years left to depreciate    0.0 yrs                                                                   Less vacancy %
                                                                                                                              Rental income 3, annual income           $0                   $0
                                                                                                                         Rental income 4, monthly rent per unit
                                                                                                                              Rental income tier 4, no. of units
                                                                                    Following year                                             Less vacancy %
                                                                      $0                 $0                                   Rental income 4, annual income           $0                   $0
                                                                      $0                 $0                            Other monthly recurring income per 'unit'


                                                                                    3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                                    14 of 25                                                                   11/17/2011 @ 2:49 AM
 [company name]                                                                                    pro forma
                                                                                                              v2.3


Rental Tips.                          Project Name:
                                                                       DEMO VERSION.                                                            Date:
Hover Cursor
                                      Some Cells contain sample data and are locked. The Unprotect feature is disabled. All
   Here
                                 Project Description:     functionality is otherwise in tact. Experiment!                                        By:

                                                                  $0            $0                                Other recurring income, no. of 'units'
                                                                  $0                                                 Less fees, licenses, taxes, etc, %
                                                                                                                         Other income, annual income           $0                   $0
                                      CURRENT VALUES                                                                   Total rental / recurring income       $4,689               $18,328
                      Current appraised value of land only
                 Current appraised value of improvements                                                                    RECURRING EXPENSES               Year 1               Year 2, on
                     Total current value for property taxes       $0                                          Annual propt'y tax rate from Gen Info, %       0.00%                  0.00%
                     Resale value (based on comparibles)                                                      Taxable amount from Values and Costs $                    -     $                -
                                                                                                                 Or enter your own taxable amount(s)
             PROPOSED IMPROVEMENTS - COSTS                                                                                     Annual property taxes           $0                    $0
                          Cost, new building product 1                                                                   Advertising cost per interval
                             Number of new product 1                                                                    Advertising intervals per year
                Extended cost, new building product 1             $0                                                           Annual advertising cost         $0                    $0
                          Cost, new building product 2                                                            Association dues cost per interval
                             Number of new product 2                                                                    Assoc dues intervals per year
                Extended cost, new building product 2             $0                                                           Annual assoc dues cost          $0                    $0
                          Cost, new building product 3                                                                      Cleaning cost per interval
                             Number of new product 3                                                                        Cleaning intervals per year
                Extended cost, new building product 3         $        -                                                           Annual cleaning cost        $0                    $0
                          Cost, new building product 4                                                                     Insurance cost per interval
                             Number of new product 4                                                                      Insurance intervals per year
                Extended cost, new building product 4         $        -                                                        Annual insurance cost          $0                    $0
                            Total cost of new buildings       $        -                                           Maint and repair cost per interval
             Remodel / upgrade existing building costs                                                             Maint and repair intervals per year
       Proposed new site improvement costs, PRIVATE                                                                      Annual maint and repair cost          $0                    $0
        Proposed new site improvement costs, PUBLIC                                                                    Management cost per interval
              Tot costs subject to prop tax and deprc'n       $        -                                              Management intervals per year
                                  Total proposed costs        $        -                                                     Annual management cost            $0                    $0
                                                                                                                              Utilities cost per interval
                                             DEPRECIATION                                                                    Utilities intervals per year
                            New buildings, costs from above $          -                                                             Annual utilities cost     $0                    $0
                            Depreciable life of new buildings                                                                   Other cost per interval $               222   $                111
                    Depreciation per year for new buildings       $0                                                         "Other" intervals per year      2 per yr              1 per yr
               Private site improvements, costs from above $           -                                                             Annual "other" cost     ($444)                ($111)
               Depreciable life of private site improvements                                                             Total annual recurring costs        ($444)                ($111)
                Depreciation per year for priv site impvmt's      $0
                                 Remodels, cost from above $           -                                                         FINAL VALUES TO USE IN CALCS
                     Depreciable life of remodel / upgrades                                                               GROSS ANNUAL INCOME                Year 1               Year 2, on

                                                                           3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                           15 of 25                                                                     11/17/2011 @ 2:49 AM
 [company name]                                                                                pro forma
                                                                                                          v2.3


Rental Tips.                        Project Name:
                                                                  DEMO VERSION.                                                               Date:
Hover Cursor
                                    Some Cells contain sample data and are locked. The Unprotect feature is disabled. All
   Here
                               Project Description:     functionality is otherwise in tact. Experiment!                                        By:

          Depreciation per year for upgrades / remodels      $0                                                                      Default income      $4,689             $18,328
          Total annual depreciation for new construction $        -                                                           Or use different values
             Annual depreciation from original purchase $         -                                                            Gross annual income       $4,689             $18,328
                              Total annual depreciation $         -
                                                                                                                                 APPRECIATION            Year 1             Year 2, on
               NON-RECURRING INCOME / EXPENSES                                                            Default value of land and improvements          $0                   $0
                                Non-recurring income 1                                                                      Or use different values
                       Less fees / costs for income 1, %              $0.00                                        Amount subject to appreciation          $0                  $0
                                            Net income 1     $0
                                Non-recurring income 2                                                                             DEPRECIATION          Year 1             Year 2, on
                       Less fees / costs for income 2, %              $0.00                                             Default value of depreciation     $0                   $0
                                            Net income 2     $0                                                              Or use different values
                                    Expenses / liabilities                                                                       Annual depreciation       $0                  $0
                 Total non-recurring income / expenses       $0
                                                                                                                                    LOAN VALUES          Year 1             Year 2, on
                            NEW LAND LOAN - IF ANY                                                                               Default interest only    $0                   $0
                               Resale value from above       $0                                                              Or use different values
                Value from non-recurring income, above       $0                                                                Default principal only      $0                  $0
                                     Total existing value    $0                                                              Or use different values
                             Loan to Value expected, %                Sggst'd Down:                                              Annual interest due       $0                  $0
                Approx maximum amount bank will lend         $0                                                                Annual principal due        $0                  $0
                         Cash invested / down payment                                                                      Total annual debt service       $0                  $0
                                       Financed amount
                                       Loan interest rate                                                                          RESULTS AND SUMMARY
                                   Length of loan, years                 2nd year                                         ANNUAL APPRECIATION            Year 1             Year 2, on
                              Interest only paid 1st year    $0            $0                                     Rate of appreciation, from Gen Info     0%                   0%
                             Principal only paid 1st year    $0            $0                                       Appreciation amount from above        $0                   $0
                              Principal and interest paid    $0            $0                                                   Annual appreciation       $0                   $0

                NEW CONSTRUCTION LOAN - IF ANY                                                                       CASH FLOW BEFORE TAX                 Year 1            Year 2, on
               Proposed cost of construction from above $         -                                             Gross annual income from above           $4,689              $18,328
                             Loan to value expected, %                Sggst'd Down:                                     Less recurring expenses           ($444)              ($111)
                Approx maximum amount bank will lend         $0                                                     Equals net operating income          $4,245             $18,217
                         Cash invested / down payment                                                         Less annual debt service (prin + int)         $0                  $0
                                       Financed amount                                                               Equals cash flow before tax         $4,245             $18,217
                                       Loan interest rate
                                   Length of loan, years                 2nd year                             REDUCTION IN LOAN PRINCIPAL                Year 1             Year 2, on
                              Interest only paid 1st year    $0            $0                                    Annual debt service (prin + int)         $0                   $0

                                                                       3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                                       16 of 25                                                                    11/17/2011 @ 2:49 AM
 [company name]                                                                pro forma
                                                                                          v2.3


Rental Tips.           Project Name:
                                                   DEMO VERSION.                                                             Date:
Hover Cursor
                       Some Cells contain sample data and are locked. The Unprotect feature is disabled. All
   Here
                  Project Description:     functionality is otherwise in tact. Experiment!                                    By:

               Principal only paid 1st year   $0            $0                                                Annual interest only       $0                  $0
                Principal and interest paid   $0            $0                                    Annual reduction in loan principal     $0                  $0

                                                                                                             TAX CONSEQUENCE            Year 1            Year 2, on
                                                                                                              Net operating income     $4,245              $18,217
                                                                                                              Less interest expense      $0                  $0
                                                                                                                  Less depreciation      $0                  $0
                                                                                                    Equals annual taxable income       $4,245             $18,217
                                                                                                   Mul by tax bracket from Gen Info      0%                  0%
                                                                                                         Equals tax paid or saved        $0                  $0



                                                                                                                      SUMMARY          Year 1             Year 2, on
                                                                                          Cashflow before taxes and appreciation       $4,245              $18,217
                                                                                                     Total annual benefit or loss      $4,245              $18,217
                                                                                                            Return on investment          -                    -
                                                                                                              Equity from cash in        $0
                                                                                                                                                     Hard costs are
                                                                                                           Cash deficit or surplus.      $0          balanced with cash +
                                                                                                                                                     loans.




                                                       3ab59690-633b-4fc6-b1b3-2efb8437a47c.xls
                                                                       17 of 25                                                                  11/17/2011 @ 2:49 AM
[company name]                                                                                                pro forma
                                                                                                                          v2.3

              Project Name:                                                    Date:
         Project Description:                                                    By:

      (Tips)                   Impact and Hookup Fees Due                              Credits generated by this project
                      Due to      Due     No.                          Dollar amount      Date        Credits
        Fee                                       Cost ea?   Tot due                                               Approved by Credits avail
                      who?       when?   req'd?                         generated       approved   generated via

 Traffic impact fee                                          $0.00                                                                  0.00

 School impact fee                                           $0.00                                                                  0.00

  Fire impact fee                                            $0.00                                                                  0.00

Drainage impact fee                                          $0.00                                                                  0.00

 Parks impact fee                                            $0.00                                                                  0.00

 [Other impact fee]                                          $0.00                                                                  0.00

 [Other impact fee]                                          $0.00                                                                  0.00

 Water hookup fee                                            $0.00                                                                  0.00

 Sewer hookup fee                                            $0.00                                                                  0.00

[Other hookup fee]                                           $0.00                                                                  0.00

[Other hookup fee]                                           $0.00                                                                  0.00

[Other hookup fee]                                           $0.00                                                                  0.00

      TOTALS                                                 $0.00
                 Credits purchased, A
Credits avail   Amt paid   Number    Date               Total spent, A- Tot credits   Credits
                                             Tot paid
   from           ea.      bought   bought                     C        bought, A-C   balance

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                              $0.00         $0.00          0.00        0.00

                                                            $0.00
[Company Name]                                                                                              pro forma
                                                                                                                          v2.3

      Project Name:                                                                                Date:

 Project Description:                                                                               By:



                        Interest Only Loan Calculator       (Simple Interest)                              LoanCalc Tips. Hover
                        Annual Interest                 No. of Months                                          Cursor Here
                                          Loan Amount                   Accrued Interest
                            Rate                         Borrowed?
        Timeframe A:                                                            $0.00

        Timeframe B:                                                            $0.00

        Timeframe C:                                                            $0.00


                        Loan Monthly Payment Calculator
                         Interest Rate,                                     Monthly
                                          Loan Amount     Duration
                              APR                                           Payment
         Scenario A:                                                              -

         Scenario B:                                                              -

         Scenario C:                                                              -


                        Loan Principal Calculator
                         Interest Rate,    Monthly
                                                          Duration        Loan Amount
                              APR          Payment
         Scenario A:                                                            $0.00

         Scenario B:                                                            $0.00

         Scenario C:                                                            $0.00


                        Loan Interest Rate Calculator
                           Monthly                                       Interest Rate,
                                          Loan Amount     Duration
                           Payment                                            APR
         Scenario A:                                                              -

         Scenario B:                                                              -

         Scenario C:                                                              -


                        Loan Duration Calculator
                         Interest Rate,                   Monthly
                                          Loan Amount                       Duration
                              APR                         Payment
         Scenario A:                                                              -

         Scenario B:                                                              -

         Scenario C:                                                              -


                        Cumulative Principal and Interest Calculator
                         Interest Rate,                   Tot Loan      Thru Which Year                         Principal
                                          Loan Amount                                   Interest Accrued                          Total Accrued
                              APR                         Duration         to Calc?                             Accrued
        Timeframe A                                                                            -                    -                  -

        Timeframe B                                                                            -                    -                  -

        Timeframe C                                                                            -                    -                  -

        Timeframe D                                                                            -                    -                  -

        Timeframe E                                                                            -                    -                  -

        Timeframe F                                                                            -                    -                  -


                        Depreciation Calculator
                         Improvement        Years to    Income Tax      Cash Val Annual
                            Value          depreciate     Bracket        Depreciacion
         Scenario A:                                                              -

         Scenario B:                                                              -

         Scenario C:                                                              -
PROFORMA SHEET:

Print these help tips if you wish via File, Print.

Copyright Law. For each version of this program purchased, this program and any copy made herefrom may run on only one computer at a
time. For example if you purchased two versions, your company could have a maximum of two computers running this program (or a "Save
As" copy) simultaneously.

Help is available by hovering your cursor at each red triangle. If red triangles are not visible, they have been disabled by another Excel
spreadsheet. Turn them on again via Tools, Options, View, Comments, Comment Indicator Only.

Macros. A macro is a small piece of computer code that does a specific thing. This program won't run correctly unless Macros are Enabled.
You will be prompted for this each time you open the program. Always select "Enable Macros".

Macro Security. If you get a warning message that says macros won't run because your security setting is too high, change that setting via
Tools, Options, Security, Macro Security, Medium. Then close and reopen the program. You should only have to do this once.

Copying or Moving a Sheet. You can not copy or move any sheet. Nor can you change the name of one. (Sheet tabs are located at the
bottom of the screen.) The reason for this is that macros reference sheet names and changing one, deleting one, or otherwise modifying a
sheet name will result in an error message and / or impared functionality. You can, however, copy and paste large chunks of data from
sheet to sheet and from this workbook to other Excel workbooks. You can also make multiple copies of this program via File, Save As, [new
filename] as long as only one computer at a time is running any copy.

Screen Size. If your computer screen seems too small to fit the progam, change Excel's zoom setting via View, Zoom.

Can't Scroll All the Way to the Bottom? Sometimes after you've done a lot of hiding and unhiding rows, Excel loses track of the lower limit of
its scroll area. To fix this, click on the Hide / Unhide Rows button in the upper right. Click Unhide All. Now you can scroll to the very bottom.
You can then rehide rows using the Hide / Unhide Rows button, the 1 or 2 buttons in the upper left, the "-" buttons in the left margin, or by
selecting cells containing the area you want hidden then Format, Row, Hide.

Input in white cells only. Then press Tab. Most colored cells are protected - you can't select or overwrite them.

Data Won't Fit in a Cell? You can make cells larger by widening columns or making rows taller. You can change any row height or column
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Restore Formats button in the upper right.

Deleting (Clearing) Data. If you want to delete data, do that via Edit, Clear Contents, or simply type over with new data. DO NOT use Edit,
Delete. Doing so will shift cells around and may result in errors. It is also NOT a good idea to clear data by using a space (spacebar). This
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Stuck? If you're stuck try pressing Tab, Enter or F9.

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No problem, just click on the gray button, Restore Formats, in the upper right.

Printing. The print area is pre-set and you can't change it. You can, however, hide rows you don't want printed. Use the gray "Hide Unused
Rows" button in the upper right; or select a cell(s) in the row(s) you want hidden, then Format, Row, Hide.
* If your data gets too small on the printed sheet, you need to either hide unused columns (select the column letter you want hidden in the
gray border at the top, then, Format, Columns, Hide); or make the columns narrower by dragging the line between column letters in the gray
border area at the top.
* You can vary the number of sheets that are printed. Do this via File, Print Preview, Setup, Page, Fit to ___ page wide by ___ tall. (You fill in
* You can vary the number of sheets that are printed. Do this via File, Print Preview, Setup, Page, Fit to ___ page wide by ___ tall. (You fill in
the blanks).

COSTCALC1 AND COSTCALC2 SHEETS:

These sheets operate similarly to the Proforma sheet. See the "Getting Started. Hover Cursor Here" pop up note on the Proforma sheet for
general assistance.

Use these sheets to break out costs that are too detailed for the Proforma sheet. Or use them to break out phases of a project. Or use them
for items that are unrelated to the Proforma.

You can change the headings of the Cost sections by overtyping "Cost 1", "Cost 2", etc. in the left-most beige column. For example you
might want he Cost 1 section to be instead "Offsite Road Construction".

A powerful feature of this sheet is that you can subotal any or all of it in column "K" (to the right of the "Subtotal" column). Then you can link
that subtotal to a "Mul 3, $" cell on the Proforma sheet.
For example, say your Offsite Road Construction costs occupy rows 10 through 21 on this sheet:
* Click on Unrotect / Protect Sheet (grey button, upper right) and select Unprotect.
* Click on any cell in the "K" column, say cell K21.
* Click on the AutoSum button in the toolbar at the top. The button is a greek Sigma symbol. (As an alternate to the AutoSum button, in cell
K21 you could type: =sum(I10:I21) and then Tab. Same result)
* Select cells I10 to I21 by click and drag.
* Press Tab.
Now let's say you want to link that sum to a line item called "Offsite Road Costs" on the Proforma sheet, row 133.
* Click on the Proforma tab at the bottom left.
* Click on the "Mul 3, $" cell in row 133 (Cell F133).
* Type an equals sign "="
* Click back to this CostCalc1 sheet via the tab at the bottom.
* Click on your AutoSum cell, K21
* Press Tab.
Done! Now your Proforma is linked to the CostCalc1 sheet such that whenever you update the costs in rows 10 - 21, your Proforma will
automatically update too. At this point you might want to Protect the CostCalc1 sheet again (gray "Unprotect / Protect Sheet" button, upper
right) so that you don't accidentally mess up an equation.

You can clear your autosum equation and / or the link to it by selecting the cell(s) that contain those equations and then Edit, Clear
Contents.

You can also copy and paste data from this sheet to the Proforma sheet or to the CostCalc2 sheet by selecting the white cells you want to
copy then Edit, Copy, then go to the sheet where you want to paste, select the cell in the upper left of the area in which you want it pasted
then Edit, Paste. This will not create a link because you pasted only data and did not use an equation (i.e. no equals sign).

Do NOT Delete cells, rows, or columns. Hide them instead. Deleting will ruin some functionality. Also do not Insert cells, rows, or columns.

Cut or Move. You can Cut or Move data (white cells) around, but doing so will reset the cut or moved cell's formatting back to Excel's default.
No problem, just click on the gray button, Restore Formats, in the upper right.

RENTAL SHEET:

Use this sheet to analyze existing rentals, or to analyze a potential rental purchase.

For example, say you own several rental offices and you wish to determine the minimum monthly rent you can charge to yield a positive
cash flow. This sheet will do that easily.

Or, say you wish to purchase some raw land and build apartments on it. This sheet will solve for your expected cash flow, total benefit
(inluding taxes, appreciation, and depreciation), and rate of return.

The upper part of the sheet is intended to help you calculate costs and incomes. The lower part is where the actual rental analysis occurs.

You can link cells in the lower part to the upper part by using the "=" key. For example, say you calculated cost of a new building in the upper
part of the sheet and the final cost is in cell i16. Rather than type that value where it's needed in cell d162 below, you could instead in cell
d162 type: =i16 then Enter. Now you can modify the cost in the upper part of the sheet and it will automatically update in the lower.

There are 123 available rows in the upper part, row 8 through row 131. To hide and undhide certain blocks of rows use the "+" and "-"
buttons in the left margin. Or to hide and unhide all but the first 8 rows, use the "1" and "2" buttons at the upper left.
This program allows different incomes and expenses in the project's first year than in the 2nd year and beyond. The reason is that typically a
lot of construction occurs in Year 1 with corresponding limited income.

It is assumed that recurring income and recurring expenses (right column, lower section) remain relatively uniform from the 2nd year onward.

You can also copy and paste data from this sheet to the Proforma sheet or to the CostCalc sheets by selecting the white cells you want to
copy then Edit, Copy, then go to the sheet where you want to paste, select the cell in the upper left of the area in which you want it pasted
then Edit, Paste. This will not create a link because you pasted only data and did not use an equation (i.e. no equals sign).

Do NOT Delete cells, rows, or columns. Hide them instead. Deleting will ruin some functionality. Also do not Insert cells, rows, or columns.

Cut or Move. You can Cut or Move data (white cells) in the upper part of the sheet only, but doing so will reset the cut or moved cell's
formatting back to Excel's default. No problem, just click on the gray button, Restore Formats, in the upper right.

Do NOT Cut or Move data in the lower part of the sheet. You will lose formatting that may be difficult to restore.

EXAMPLE COSTS:

DISCLAIMER: The costs on this sheet are rough samples only. Use them at your own risk. To get more accurate cost data, consult
contractors, consultants, jurisdictions, etc. in your locality.

Not all costs shown hereon will be used by every project. In fact some projects will use only a few. The purpose of the data on this sheet is to
provide many example costs and unit costs, however, YOU must know which ones to use and when.

Conversely, there may be costs associated with your project that are not shown here, such as a stormwater pumping station and associated
piping.

The lump sum costs (i.e. not the unit costs) assume a 10-acre 40-lot +/- plat in the city limits of a northwestern Washington city. Non-lump-
sum costs will change depending on the acreage, location, terrain, jurisdiction, critical areas, etc. specific to the project.

TIP:
A good way to use the data on this sheet is select the Item, Mul 1, Mul 2, Mul 3,$, Units, and Cost Cost () - 4 cells for each item you want to
use. (It's okay to select blank cells. You will fill them in later after pasting.) Then Edit, Copy. Then click on the Proforma or CostCalc1 or
CostCalc2 sheets, click on the "Item" cell where you want it pasted, then Edit, Paste. This works for multiple rows of data at a time.

The notes in the Notes column on this sheet will not likely be appropriate for use on your proforma. They're here to help you understand the
assumptions behind the costs.

FEES-CREDITS:

This sheet has several purposes. First it can be used to budget for impact fees. Simply complete the first set of cells under "Impact and
Hookup Fees Due" to get an idea of how much money impact fees will cost your project.

The cost of each impact fee is determined by the responsible jurisdiction. For example, talk to the city engineer or public works director to
find out how much traffic impact fees, drainage impact fees, and sewer hookup fees will be.

Complete only the rows which are applicable to your project. Leave the others blank.

Sometimes a development will earn impact fee credits for municipal improvements constructed as a condition of that development. And
sometimes other developers have extra impact fee credits that they're willing to sell at a discount.

This sheet can be used to track all the impact fees and credits that affect your development.

For example, say that traffic impact fees will cost you $3000 per lot. And let's say your 40-lot development forces the upgrade of an offsite
intersection at Grant Street which costs you $75,000. You pay for this but the city agrees to give you traffic impact fee credits, dollar-for-
dollar, in return.

In the first row of the table you could input: City, Bldg permit, 40, and 3000. The total due is calculated for you and is $120,000.

Now, the cost that you bore for the offsite intersection improvements would go in the next cells to the right in the same row. Here is how it
might look: 75000, (some date), Grant St. upgrade, City Engineer. The credits available are calculated for you and are 25.00.

Now if you scroll to the far right of the table you will see that you are still 15 credits short. So you go to your developer buddy, Mr. J, who
agrees to sell you 5 traffic credits for $2,500 each. And then you go to your other developer friend, Mrs. K, who agrees to sell you 3 traffic
credits for $2,700 each. Here is how the next columns in the table will look: Mr. J, 2500, 5, (some date). The total you paid is calculated for
you: $12,500. The next columns are: Mrs. K, 2700, 3, (some date). The total you paid is calculated for you: $8,100.

Now if you scroll to the far right you will see that you are only 7 traffic credits shy. If you can't find any more credits to purchase, that is the
number that you'll have to come out of pocket for when you build your last 7 homes.

Do NOT Delete cells, rows, or columns. Hide them instead. Deleting will ruin some functionality. Also do not Insert cells, rows, or columns.

Cut or Move. Do not Cut or Move data (white cells) around on this sheet. (It's okay on the Proforma and CostCalc sheets). Doing so will
reset the cut or moved cell's formatting back to Excel's default and you may not be able to reset them.

LOAN CALC:
LOAN CALC:

These are seven separate calculators. They are not linked or interconnected. Use only the one(s) desired - ignore the rest.

There are several rows (scenarios or timeframes) for each calculator to allow comparisons. Use none, one, or all of them as desired.

Enter only numbers. Do not enter units, percent symbols, spaces, etc. Units fill in automatically.

The first calculator, "Interest Only Loan Calculator" is the only one based on simple interest. All the others use compounded interest.

The Red Triangles hold help notes and examples. Mouse-over to show them.

Hide any rows (Format, Row, Hide) prior to printing to display only the calculator(s) desired. Hide entire calculators by clicking the   "-"
box(es) in the gray, left margin.

Do NOT Delete cells, rows, or columns. Hide them instead. Deleting will ruin some functionality. Also do not Insert cells, rows, or columns.

Cut or Move. Do not Cut or Move data (white cells) around on this sheet. (It's okay on the Proforma and CostCalc sheets). Doing so will
reset the cut or moved cell's formatting back to Excel's default and you may not be able to reset them.
                                                   pro forma
                                                                v2.3

This ConstructionCalc software program is protected by all copyright laws both nationally and
internationally. Unauthorized use or copying of this program is prohibited by law.

Changes to v2.3
* Added cost codes: taxable construction; non-taxable construction; land; consultants; and soft costs.
* Changed background to standard ConstructionCalc light green grid.
* Added grouping to allow easy hide / unhide of row groups.
* Enhanced input to allow Cut and Move operations.
* Added Restore Formats feature.
* Added Clear Inputs feature.
* Added Hide Unused Rows feature.
* Added Unprotect feature to CostCalc, Example Costs, and Rental sheets.
* Added CostCalc worksheets.
* Omitted the on-board example - moved it to website: www.constructioncalc.com
* Added Example Costs sheet with hundreds of example costs.
* Added Rental sheet.
* Added Fees-Credits sheet to track impact and hookup fees and impact fee credits.
* Added depreciation calculator to LoanCalc sheet.
* Added this About sheet.
* Added Return On Investment to Proforma sheet.
* Added Help tab. Moved on-sheet help notes to that sheet for easy printing.
* Added 258 rows to the Proforma cost section.
* Added "other" cost section to Proforma to allow for construction of buildings or offsite costs.


Versions 2.0, 2.1, and 2.2 not publically released. They were used and tested in-house only.

								
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