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["Disclaimer: This is a DRAFT and PRELIMINARY WORK PRODUCT, prepared by 3TP Ventures and meant for the internal testing and review by the City of Charlottesville staff"]
["Note: All Figures and values in this document are preliminary and subject to validation and confirmation; any financial figures in this document are estimates, not definitive, and not to be considered as valuations"]
[]
[null,"CHARLOTTESVILLE AFFORDABLE HOUSING TAX ABATEMENT STUDY"]
[null,"Housing Development Feasibility Model"]
[null,"version current as of 12/05/2025"]
[null,"previous update: 11/21/25"]
[]
[null,"This workbook should be used to:"]
[null,"- be a resource for housing development feasibility within the City of Charlottesville"]
[null,"- explore financial implications of different public policies, regulations, or incentives as they relate to development feasbility"]
[null,"- be a repository for local development cost and revenue conditions, including hard and soft development costs, land costs, and rental revenues"]
[]
[null,"This workbook should not be used to:"]
[null,"- replace more detailed pro-forma analyses for specific projects by the City or outside development parties"]
[]
[]
[null,"This workbook consists of…"]
[null,"- the Charlottesville Development Feasibility Evaluator Tool, the primary user interface for evaluating fiscal impacts of development and policy interventions"]
[null,"- a feasibility output page that allows users to summarize financial findings from the Feasibility Evaluator tool across all housing types and submarkets"]
[null,"- Key model assumptions, such as costs, revenues, and other needed development assumptions"]
[]
[null,"Workbook Instructions"]
[null,null,null,null,null,null,"Instructions for each workbook section can be found on the","blue tabs","that are located in front of the",null,null,"grey tabs","that serve as the primary user tabs"]
[]
[]
[null,"Enabling Macros"]
[null,"  - This workbook is macro enabled. Macros are not required for evaluating individual projects, but they are required for using any buttons."]
[null,"  - Information on enabling macros can be found via this link: ",null,null,null,null,null,"https://support.microsoft.com/en-us/office/enable-or-disable-macros-in-microsoft-365-files-12b036fd-d140-4e74-b45e-16fed1a7e5c6"]

{"sheet":"Model Tool Instructions >>","index":1,"n_rows":28,"n_cols":8,"rows_kept":28,"cut":false,"hidden":false,"merged":[]}
[]
[]
[null,"Model Tool Instructions >>"]
[]
[null,null,"The following tab consists of:"]
[null,null,"»","Charlottesville Development Feasiblity Assessment Project Evaluator"]
[null,null,null,null,"This tool allows users to examine the development feasibility of six different building types (from single family to hise-rise) across different land and rent tiers (Tiers 1 -5), and analyze the fiscal implications of different public interventions and incentives"]
[null,null,null,null,"This is the primary evaluative tool in this workbook, and is the primary user interface"]
[]
[null,null,"»","General Use Instructions:"]
[null,null,null,null,"Users enter or select key information about their project in the Project Inputs section, and the Yield to Cost and IRR results are presented (see 'Glossary' tab for defitions of terms) in the first column of the Overall Findings section. "]
[null,null,null,null,"Additional findings, such as estimated annual tax revenue or monthly rent \"lost\" due to inclusionary zoning are also provided"]
[null,null,null,null,"By entering or selecting a policy intervention in the Policy Testing section, a separate Yield to Cost and IRR calculation is provided in the second column under Overall Findings"]
[]
[null,null,null,null,"Cells this color",null,"allow users to enter or select project details"]
[null,null,null,null,"These cells are either drop-down menus or direct entry cells."]
[null,null,null,null," Drop-down menus are highlighted by a thicker outline and the word <- SELECT "]
[null,null,null,null,"Direct entry cells have no thick outline and are highlighted by the word <- ENTER"]
[null,null,null,null,"These cells are mostly found in the 'Project Inputs' and 'Policy Testing' sections of the worksheet, but are scattered throughout"]
[]
[null,null,null,null,"Cells this color",null,"are calculations and/or formulas, and are generally not meant to be directly changed by the user"]
[null,null,null,null,"Cell formulas and calculations often reference other model assumptions or typical financial methods."]
[null,null,null,null,"For information on how this model was developed, please refer to [INSERT TECH MEMO NAME HERE]"]
[]
[null,null,null,null,null,"If needed, the 'Reset to Default' button here or on the FeasibilityEvaluator worksheet will reset all formulas and links to their original state."]
[]
[]
[null,null,null,null,null,null,null,"<----NOTE: THIS WON'T BE ACTIVATED UNTIL TOOL FINALIZATION"]

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[]
[null,null,"CHARLOTTESVILLE DEVELOPMENT FEASIBILITY ASSESSMENT  |  Feasibility Evaluator",null,null,null,null,null,null,"OVERALL FINDINGS"]
[]
[null,null,"PROJECT INPUTS",null,null,null,null,null,null,"WITHOUT INCENTIVES",null,"WITH INCENTIVES",null,"DIFFERENCE"]
[]
[null,null,"Development Type","Mid Rise","<- SELECT","Affordable Units",null,null,null,"Yield on Cost",null,"Yield on Cost",null,"Yield"]
[null,null,"Submarket","Tier 2","<- SELECT","AMI Band 1",0.6,"<- SELECT",null,{"$f":"Weighted_NOI*Total_Units*12/Total_Project_Costs","v":4.7986633771378719E-2},null,{"$f":"Weighted_Incentive_NOI*Total_Units*12/Incentive_Total_Project_Costs","v":4.7986633771378719E-2},null,{"$f":"Incentive_Yield_on_Cost-Yield_on_Cost","v":0}]
[null,null,"Buildings in Project",{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B54:B59,_xlfn.XLOOKUP(Price_Land_Context,OtherAssumptions!C53:G53,OtherAssumptions!C54:G59))","v":3},null,"% of Units",0.1,"<- ENTER",null,{"$f":"IF(J8=\"TBD\",\"\",IF(J8>=Financials!C$19,\"Likely Feasible\",IF(AND(J8<Financials!C$19,J8>=Financials!C$20),\"Possibly Feasible\",\"Unlikely Feasibility\")))","v":"Unlikely Feasibility"},null,{"$f":"IF(L8=\"TBD\",\"\",IF(L8>=Financials!C19,\"Likely Feasible\",IF(AND(L8<Financials!C19,L8>=Financials!C20),\"Possibly Feasible\",\"Unlikely Feasibility\")))","v":"Unlikely Feasibility"}]
[null,null,"Avg Units per Building",{"$f":"_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!C5:C10)","v":45},null,"AMI Band 2",0.8,"<- SELECT"]
[null,null,"Total Units",{"$f":"Buildings*Avg_Units_per_Building","v":135},null,"% of Units",0,"<- ENTER",null,"IRR",null,"IRR",null,"IRR"]
[null,null,"Parking Type",{"$f":"_xlfn.XLOOKUP(Building_Type,HardCosts!B22:B27,_xlfn.XLOOKUP(Price_Land_Context,HardCosts!C21:G21,HardCosts!C22:G27))","v":"Above Ground Deck"},null,"AMI Band 3",1,"<- SELECT",null,{"$f":"XIRR(I136:I496,L136:L496,0.05)","v":3.2691064476966861E-2},null,{"$f":"XIRR(I501:I861,L501:L861,0.05)","v":3.2691064476966861E-2},null,{"$f":"Incentive_IRR-IRR","v":0}]
[null,null,"Spaces per Unit",{"$f":"_xlfn.XLOOKUP(Building_Type,HardCosts!B30:B35,_xlfn.XLOOKUP(Price_Land_Context,HardCosts!C29:G29,HardCosts!C30:G35))","v":0.75},null,"% of Units",0,"<- ENTER",null,{"$f":"IF(J12>=Financials!C25,\"Likely Feasible\",IF(AND(J12<Financials!C25,J12>=Financials!C26),\"Possibly Feasible\",\"Unlikely Feasibility\"))","v":"Unlikely Feasibility"},null,{"$f":"IF(L12>=Financials!C25,\"Likely Feasible\",IF(AND(L12<Financials!C25,L12>=Financials!C26),\"Possibly Feasible\",\"Unlikely Feasibility\"))","v":"Unlikely Feasibility"}]
[null,null,null,null,null,"Total Affordable Units",{"$f":"SUM(AMI_Band_1_Pct,AMI_Band_2_Pct,AMI_Band_3_Pct)*Total_Units","v":13.5}]
[null,null,null,"Cost Adjustments"]
[null,null,"Construction","Standard","<- SELECT"]
[null,null,"Land","Standard","<- SELECT",null,null,null,null,"OTHER SUMMARIES OF INCENTIVE COSTS & BENEFITS"]
[null,null,"Rent","Standard","<- SELECT"]
[null,null,null,null,null,null,null,null,null,"Inclusionary Zoning Rent Change",null,"Abatement Provides",null,"Difference"]
[null,null,"POLICY TESTING",null,null,null,null,null,null,{"$f":"(Incentive_Weighted_Avg_Rent-Weighted_Avg_Rent)*Units_Affordable","v":-15460.368750000001},null,{"$f":"(Weighted_Incentive_NOI-Weighted_NOI)*Total_Units","v":0},null,{"$f":"L20+J20","v":-15460.368750000001}]
[null,null,null,null,null,null,null,null,null,"per month",null,"per month"]
[null,null,"Tax Abatement","No","<- SELECT","Tax Abatement","No","<- SELECT"]
[null,null," Rent Gap Model","Yes/No",null," Base/Increment Model","Yes/No",null,null,"Annual New Tax Revenue",null,"Annual Revenue Waived",null,"Percent"]
[null,null,"Abatement %",0.5,"<- ENTER","Abatement %",0.5,"<- ENTER",null,{"$f":"12*G122*Total_Affordable_Units+12*G115*(Total_Units-Total_Affordable_Units)-Pre_Dev_Property_Tax","v":565951.54736842099},null,{"$f":"Abatement_Provides*12","v":0},null,"Revenue Waived"]
[null,null,"Units Abated","Affordable Units","<- SELECT","Units Abated","Affordable Units","<- SELECT",null,null,null,null,null,{"$f":"Annual_Revenue_Waived/(Annual_Revenue_Waived+Annual_New_Tax_Revenue)","v":0}]
[null,null,"Years",10,"<- ENTER","Years",{"$f":"D26","v":10},null,null,"Total New Tax Revenue",null,"Total Revenue Waived"]
[null,null,null,null,null,null,null,null,null,{"$f":"Annual_New_Tax_Revenue*Abatement_Years","v":5659515.4736842103},null,{"$f":"Annual_Revenue_Waived*Abatement_Years","v":0}]
[null,null,"Market Rent Avg",{"$f":"Weighted_Avg_Rent","v":2702.5}]
[null,null,"Affordable Rent Avg",{"$f":"Incentive_Weighted_Avg_Rent","v":1557.2874999999999}]
[null,null,"Monthly Rent Gap",{"$f":"Affordable_Rent_Avg-Market_Rent_Avg","v":-1145.2125000000001}]
[]
[]
[null,null,"Gap Financing","No","<- SELECT","Approval Timeline",0,"<- ENTER"]
[null,null,null,"Yes/No",null,null,"months reduced"]
[null,null,"Units Abated","Affordable Units","<- SELECT"]
[null,null,"Per Unit Amount",0,"<- ENTER"]
[null,null,"Loan Rate",0,"<- ENTER"]
[]
[]
[null,null,"Land Provision","No","<- SELECT","Forgivable Loan","No","<- SELECT"]
[null,null,null,"Yes/No",null,null,"Yes/No"]
[null,null,null,0,"<- ENTER","Amount",0,"<- ENTER"]
[null,null,null,"reduction"]
[]
[]
[null,null,"PROJECT COSTS SUMMARY"]
[]
[null,null,null,"Without Incentives",null,null,"With Incentives"]
[null,null,"Pre-Development Costs",{"$f":"Total_Units*Soft_Cost_per_unit","v":8841339},null,"Pre-Development Costs",{"$f":"Total_Units*Incentive_Soft_Cost_per_unit","v":8841339}]
[null,null,"Construction Costs",{"$f":"Total_Units*Hard_Cost_per_unit","v":45340200},null,"Construction Costs",{"$f":"Total_Units*Incentive_Hard_Cost_per_unit-IF(Forgivable_Loan=\"Yes\",Forgivable_Loan_Amt,0)","v":45340200}]
[null,null,"Land Costs",{"$f":"Total_Units*LandCost","v":2160000},null,"Land Costs",{"$f":"Total_Units*Incentive_Per_Door_Land_Cost","v":2160000}]
[null,null,"Total Project Costs",{"$f":"(SUM(D49:D51))","v":56341539},null,"Total Project Costs",{"$f":"(SUM(G49:G51))","v":56341539}]
[null,null,"Financing & Sale Costs",{"$f":"D67*D103+D57*0.03","v":2411058.3659366164},null,"Financing & Sale Costs",{"$f":"D67*G103+G57*0.03","v":2411058.3659366164}]
[]
[null,null,"Per Unit Total Development Cost",{"$f":"D52/Total_Units","v":417344.73333333334},null,"Per Unit Total Development Cost",{"$f":"G52/Total_Units","v":417344.73333333334}]
[]
[null,null,"Price at Time of Sale",{"$f":"_xlfn.XLOOKUP(Month_of_Sale-1,C136:C496,F136:F496)*12/Exit_Cap_Rate","v":70602745.437887222},null,"Price at Time of Sale",{"$f":"_xlfn.XLOOKUP(Month_of_Sale-1,C501:C861,F501:F861)*12/Exit_Cap_Rate","v":70602745.437887222}]
[]
[null,null,"MODEL INPUTS & CALCULATIONS",null,null,null,null,null,null,null,null,null,null,"Warning: cells below this point are not reset by the 'Reset to Default' button. "]
[]
[null,null,"LOAN & OPERATING INPUTS ",null,null,null," (Please make any changes on 'Financials' tab instead of here)"]
[]
[null,null,"Construction Timeline (months)",{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B11:B16,OtherAssumptions!C11:C16)","v":18},null,"PreDev Timeline (months)",{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B21:B26,_xlfn.XLOOKUP(Price_Land_Context,OtherAssumptions!C20:G20,OtherAssumptions!C21:G26))","v":16}]
[null,null,"Loan-to-Value",{"$f":"Financials!C5","v":0.65},null,"Pre-Dev Equity",1]
[null,null,"Construction Loan Rate",{"$f":"Financials!C6","v":5.7500000000000002E-2},null,"Predev Loan Rate",0.1]
[null,null,"Construction Loan Timeframe",{"$f":"Financials!C7","v":360},null,"Cap Rate",{"$f":"Financials!C12","v":4.7500000000000001E-2}]
[null,null,"Origination Fees",{"$f":"Financials!C8","v":8.0000000000000002E-3},null,"Exit Cap Rate",{"$f":"Financials!C13","v":5.5E-2}]
[null,null,"Month of Sale (post-occupancy)",{"$f":"Financials!C9","v":180},null,"Pre-Dev. Prop. Tax",{"$f":"0.0098*D51","v":21168}]
[]
[null,null,"UNIT CHARACTERISTICS",null,null,null,null,null," (Please make any changes on 'Revenues' tab instead of here)"]
[]
[null,null,null,"MARKET RATE HOUSING",null,null,"AFFORDABLE HOUSING"]
[null,null,"Unit Type","Assumed Rent","Unit Mix",null,"Unit Type","Affordable Rent AMI 1","Affordable Rent AMI 2","Affordable Rent AMI 3","Unit Mix"]
[null,null,"Studio",{"$f":"_xlfn.XLOOKUP(Building_Type,Revenues!B$5:B$10,Revenues!C$5:C$10)*_xlfn.XLOOKUP(Building_Type,Revenues!B13:B18,_xlfn.XLOOKUP(Price_Land_Context,Revenues!C12:G12,Revenues!C13:G18),0)","v":1930},{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B$42:B$47,OtherAssumptions!C$42:C$47)","v":0.15},null,"Studio",{"$f":"_xlfn.XLOOKUP(G$8,Revenues!$B$23:$B$27,Revenues!$C$23:$C$27)","v":1322.25},{"$f":"_xlfn.XLOOKUP(G$10,Revenues!$B$23:$B$27,Revenues!$C$23:$C$27)","v":1762.5},{"$f":"_xlfn.XLOOKUP(G$12,Revenues!$B$23:$B$27,Revenues!$C$23:$C$27)","v":2203},{"$f":"E74","v":0.15}]
[null,null,"1 Bed",{"$f":"_xlfn.XLOOKUP(Building_Type,Revenues!B$5:B$10,Revenues!D$5:D$10)*_xlfn.XLOOKUP(Building_Type,Revenues!B13:B18,_xlfn.XLOOKUP(Price_Land_Context,Revenues!C12:G12,Revenues!C13:G18),0)","v":2310},{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B$42:B$47,OtherAssumptions!D$42:D$47)","v":0.5},null,"1 Bed",{"$f":"_xlfn.XLOOKUP(G$8,Revenues!$B$23:$B$27,Revenues!$D$23:$D$27)","v":1509.5},{"$f":"_xlfn.XLOOKUP(G$10,Revenues!$B$23:$B$27,Revenues!$D$23:$D$27)","v":2013.75},{"$f":"_xlfn.XLOOKUP(G$12,Revenues!$B$23:$B$27,Revenues!$D$23:$D$27)","v":2517},{"$f":"E75","v":0.5}]
[null,null,"2 Bed",{"$f":"_xlfn.XLOOKUP(Building_Type,Revenues!B$5:B$10,Revenues!E$5:E$10)*_xlfn.XLOOKUP(Building_Type,Revenues!B13:B18,_xlfn.XLOOKUP(Price_Land_Context,Revenues!C12:G12,Revenues!C13:G18),0)","v":3410},{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B$42:B$47,OtherAssumptions!E$42:E$47)","v":0.3},null,"2 Bed",{"$f":"_xlfn.XLOOKUP(G$8,Revenues!$B$23:$B$27,Revenues!$E$23:$E$27)","v":1699.5},{"$f":"_xlfn.XLOOKUP(G$10,Revenues!$B$23:$B$27,Revenues!$E$23:$E$27)","v":2265},{"$f":"_xlfn.XLOOKUP(G$12,Revenues!$B$23:$B$27,Revenues!$E$23:$E$27)","v":2830.9999999999995},{"$f":"E76","v":0.3}]
[null,null,"3+ Bed",{"$f":"_xlfn.XLOOKUP(Building_Type,Revenues!B$5:B$10,Revenues!F$5:F$10)*_xlfn.XLOOKUP(Building_Type,Revenues!B13:B18,_xlfn.XLOOKUP(Price_Land_Context,Revenues!C12:G12,Revenues!C13:G18),0)","v":4700},{"$f":"_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B$42:B$47,OtherAssumptions!F$42:F$47)","v":0.05},null,"3+ Bed",{"$f":"_xlfn.XLOOKUP(G$8,Revenues!$B$23:$B$27,Revenues!$F$23:$F$27)","v":1887},{"$f":"_xlfn.XLOOKUP(G$10,Revenues!$B$23:$B$27,Revenues!$F$23:$F$27)","v":2516.25},{"$f":"_xlfn.XLOOKUP(G$12,Revenues!$B$23:$B$27,Revenues!$F$23:$F$27)","v":3145},{"$f":"E77","v":0.05}]
[]
[null,null,"Average Rent Calculations",null,null,null,"Average Rent Calculations"]
[null,null,"Weighted Average Rent",{"$f":"SUMPRODUCT(D74:D77,E74:E77)*_xlfn.XLOOKUP(D18,OtherAssumptions!C63:E63,OtherAssumptions!C68:E68)","v":2702.5},null,null,"Weighted Average Rent",{"$f":"IFERROR(SUMPRODUCT(H74:H77,K74:K77)*(G9/SUM(G9,G11,G13))+SUMPRODUCT(I74:I77,K74:K77)*(G11/SUM(G9,G11,G13))+SUMPRODUCT(J74:J77,K74:K77)*(G13/SUM(G9,G11,G13)),0)","v":1557.2874999999999}]
[]
[]
[null,null,"DEVELOPMENT COST ESTIMATES",null,null,null,null,null,"(Please make any changes on the three 'Cost' tabs or the 'Financials' tab)"]
[]
[null,null,null,"Without Incentives",null,null,"With Incentives"]
[null,null,"HARD COSTS PER UNIT",null,null,"HARD COSTS PER UNIT"]
[null,null,"Residential Space Cost per unit",{"$f":"_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!D5:D10)+((D10-_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!C5:C10))*_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!E5:E10))","v":300000},null,"Residential Space Cost per unit",{"$f":"_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!D5:D10)+((D10-_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!C5:C10))*_xlfn.XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!E5:E10))","v":300000}]
[null,null,"Parking Cost per Unit",{"$f":"_xlfn.XLOOKUP(Parking_AB,HardCosts!B15:B17,HardCosts!C15:C17)*FeasibilityEvaluator!D13","v":29400},null,"Parking Cost per Unit",{"$f":"_xlfn.XLOOKUP(Parking_AB,HardCosts!B15:B17,HardCosts!C15:C17)*FeasibilityEvaluator!D13","v":29400}]
[null,null,"Site Costs per Unit",{"$f":"HardCosts!C41*43560*_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B31:B36,_xlfn.XLOOKUP(Price_Land_Context,OtherAssumptions!C30:G30,OtherAssumptions!C31:G36)/Total_Units)","v":6453.3333333333339},null,"Site Costs per Unit",{"$f":"HardCosts!C41*43560*_xlfn.XLOOKUP(Building_Type,OtherAssumptions!B31:B36,_xlfn.XLOOKUP(Price_Land_Context,OtherAssumptions!C30:G30,OtherAssumptions!C31:G36)/Total_Units)","v":6453.3333333333339}]
[null,null,"Hard Cost Contingency",{"$f":"HardCosts!B46*SUM(D87:D89)","v":0},null,"Hard Cost Contingency",{"$f":"HardCosts!B46*SUM(G87:G89)","v":0}]
[null,null,"  Subtotal  ",{"$f":"SUM(D87:D90)*_xlfn.XLOOKUP(C16,OtherAssumptions!B64:B68,_xlfn.XLOOKUP(FeasibilityEvaluator!D16,OtherAssumptions!C63:E63,OtherAssumptions!C64:E68))","v":335853.33333333331},null,"  Subtotal  ",{"$f":"SUM(G87:G90)*_xlfn.XLOOKUP(C16,OtherAssumptions!B64:B68,_xlfn.XLOOKUP(FeasibilityEvaluator!D16,OtherAssumptions!C63:E63,OtherAssumptions!C64:E68))","v":335853.33333333331}]
[null,null,"SOFT COSTS PER UNIT",null,null,"SOFT COSTS PER UNIT"]
[null,null,"Consulting Soft Costs per unit",{"$f":"MAX(D91*SoftCosts!C5,D91*SoftCosts!C6)","v":50377.999999999993},null,"Consulting Soft Costs per unit",{"$f":"MAX(G91*(SoftCosts!C5-(Expedited_Process*0.0025)),G91*SoftCosts!C6)","v":50377.999999999993}]
[null,null,"Municipal Soft Costs per unit",{"$f":"D91*SoftCosts!B11","v":15113.399999999998},null,"Municipal Soft Costs per unit",{"$f":"D94","v":15113.399999999998},"Cost Savings"]
[null,null,"  Subtotal  ",{"$f":"SUM(D93:D94)","v":65491.399999999994},null,"  Subtotal  ",{"$f":"SUM(G93:G94)","v":65491.399999999994}]
[null,null,null,{"$f":"Soft_Cost_per_unit/PreDev_Timeline","v":4093.2124999999996},null,null,{"$f":"Incentive_Soft_Cost_per_unit/(PreDev_Timeline-Expedited_Process)","v":4093.2124999999996}]
[null,null,"LAND COSTS PER UNIT",null,null,"LAND COSTS PER UNIT"]
[null,null,"Land Cost per Unit",{"$f":"_xlfn.XLOOKUP(Building_Type,LandCosts!B5:B10,_xlfn.XLOOKUP(Price_Land_Context,LandCosts!C4:G4,LandCosts!C5:G10))*_xlfn.XLOOKUP(C17,OtherAssumptions!B64:B68,_xlfn.XLOOKUP(FeasibilityEvaluator!D17,OtherAssumptions!C63:E63,OtherAssumptions!C64:E68))","v":16000},null,"Land Cost per Unit",{"$f":"LandCost*IF(D40=\"Yes\",1-D42,1)","v":16000}]
[]
[null,null,"FINANCING COSTS (TOTAL )",null,null,"FINANCING COSTS (TOTAL )"]
[null,null,"Predev Interest",{"$f":"-IPMT(G65/12,1,G63,(D95*(1-G64)*Total_Units))","v":0},null,"Predev Interest",{"$f":"-IPMT(G65/12,1,G63-Expedited_Process,(G95*(1-G64)*Total_Units))","v":0}]
[null,null,"Equity Amount",{"$f":"D52*(1-$D64)","v":19719538.649999999},null,"Equity Amount",{"$f":"G52*(1-$D64)","v":19719538.649999999}]
[null,null,"Primary Loan Amount",{"$f":"D52*$D64","v":36622000.350000001},null,"Primary Loan Amount",{"$f":"G52*$D64-G104-IF(G40=\"Yes\",G42,0)","v":36622000.350000001}]
[null,null,"Gap Loan Amount",0,null,"Gap Loan Amount",{"$f":"IF(AND(D33=\"Yes\",D35=\"Affordable Units\"),D36*G14,IF(AND(D33=\"Yes\",D35=\"All Units\"),D36*Total_Units,0))","v":0}]
[null,null,"Monthly Construction Payments",{"$f":"-PMT($D65/12,$D66,D103)+(D102/D66)","v":268492.54977926298},null,"Monthly Construction Payments",{"$f":"-PMT($D65/12,$D66,G103)-PMT(D37/12,$D66,G104)+(G102/D66)","v":268492.54977926298}]
[null,null,"Sales Commissions",0.03,null,"Sales Commissions",0.03]
[]
[null,null,"REVENUE ESTIMATES",null,null,null," (Please make any changes on 'Other Assumptions' tab instead of here)"]
[]
[null,null,"NET OPERATING INCOME PER UNIT"]
[null,null,null,"Without Incentive",null,null,"With Incentive"]
[null,null,null,"Market Rate Units",null,null,"Market Rate Units"]
[null,null,"Occupancy Rate",{"$f":"OtherAssumptions!C82","v":0.97},null,"Occupancy Rate",{"$f":"OtherAssumptions!C82","v":0.97}]
[null,null,"Avg Rent",{"$f":"Weighted_Avg_Rent","v":2702.5},null,"Avg Rent",{"$f":"Weighted_Avg_Rent","v":2702.5}]
[null,null,"Property Tax",{"$f":"(OtherAssumptions!$B5/100*D114*0.65*12/$G66)/12","v":362.41947368421052},null,"Property Tax",{"$f":"IF(AND(G22=\"Yes\",G25=\"All Units\"),MAX(G68/Total_Units/12,D115*(1-G24)),IF(AND(D22=\"Yes\",D25=\"All Units\"),D115+D30*D24,D115))","v":362.41947368421052}]
[null,null,"Other Expenses",{"$f":"D114/5.5","v":491.36363636363637},null,"Other Expenses",{"$f":"G114/5.5","v":491.36363636363637}]
[null,null,"Net Operating Income",{"$f":"D114*D113-D115-D116*D113","v":1782.3827990430618},null,"Net Operating Income",{"$f":"G114*G113-G115-G116*G113","v":1782.3827990430618}]
[null,null,"Net Operating Income (%)",{"$f":"D117/D114","v":0.65953110047846875},null,"Net Operating Income (%)",{"$f":"G117/G114","v":0.65953110047846875}]
[null,null,null,"Affordable Units",null,null,"Affordable Units"]
[null,null,"Occupancy Rate",{"$f":"OtherAssumptions!C83","v":0.97},null,"Occupancy Rate",{"$f":"OtherAssumptions!C83","v":0.97}]
[null,null,"Avg Rent",{"$f":"H80","v":1557.2874999999999},null,"Avg Rent",{"$f":"H80","v":1557.2874999999999}]
[null,null,"Property Tax",{"$f":"D115","v":362.41947368421052},null,"Property Tax",{"$f":"IF(D22=\"Yes\",D122+D30*D24,IF(G22=\"Yes\",MAX(G68/Total_Units/12,(1-G24)*D122),D122))","v":362.41947368421052}]
[null,null,"Other Expenses",{"$f":"D116*1.05","v":515.93181818181824},null,"Other Expenses",{"$f":"G116*1.05","v":515.93181818181824}]
[null,null,"Net Operating Income",{"$f":"D121*D120-D122-D123*D120","v":647.6955376794258},null,"Net Operating Income",{"$f":"G121*G120-G122-G123*G120","v":647.6955376794258}]
[null,null,"Net Operating Income (%)",{"$f":"IFERROR(D124/D121,0)","v":0.41591262864398887},null,"Net Operating Income (%)",{"$f":"IFERROR(G124/G121,0)","v":0.41591262864398887}]
[]
[]
[null,null,"Weighted NOI",{"$f":"((D117*(Total_Units-Units_Affordable))+(D124*Units_Affordable))/Total_Units","v":1668.9140729066983},null,"Weighted NOI",{"$f":"((G117*(Total_Units-Units_Affordable))+(G124*Units_Affordable))/Total_Units","v":1668.9140729066983}]
[]
[]
[null,null,"IRR CALCULATIONS",null,null,null,null,null,null,null," (Please do not make any changes other than cells in dark yellow)"]
[]
[null,null,"Rent Escalation Rate",2.5000000000000001E-3]
[]
[null,null,"Month","Dev Costs","PreDev Costs","Operating Revenue","Property Sale","Principal Paid","Totals","Constr. Cost Months","Predev Months"]
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[null,null,1,{"$f":"-Loan_Payment*J137-IF(F137>0,Loan_Payment)","v":0},{"$f":"-Monthly_soft_cost_per_unit*Total_Units*K137-Predev_Interest*K137","v":-552583.6875},{"$f":"IF(AND(C137<SUM(Month_of_Sale,Construction_Timeline,PreDev_Timeline),SUM(J137:K137)=0),Weighted_NOI*Total_Units*(1+Rent_Escalation_Rate)^(C137-SUM(PreDev_Timeline,Construction_Timeline)),0)","v":0},{"$f":"IF(C137=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H137)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K137=1,0,IF(SUM(J$136:J136)>=Construction_Timeline,0,1))","v":0},{"$f":"IF(C137<=PreDev_Timeline,1,0)","v":1},{"$f":"EDATE(L136,1)","v":"2026-02-01"}]
[null,null,2,0,-552583.6875,0,{"$f":"IF(C138=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H138)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K138=1,0,IF(SUM(J$136:J137)>=Construction_Timeline,0,1))","v":0},1,{"$f":"EDATE(L137,1)","v":"2026-03-01"}]
[null,null,3,0,-552583.6875,0,{"$f":"IF(C139=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H139)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K139=1,0,IF(SUM(J$136:J138)>=Construction_Timeline,0,1))","v":0},1,"2026-04-01"]
[null,null,4,0,-552583.6875,0,{"$f":"IF(C140=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H140)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K140=1,0,IF(SUM(J$136:J139)>=Construction_Timeline,0,1))","v":0},1,"2026-05-01"]
[null,null,5,0,-552583.6875,0,{"$f":"IF(C141=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H141)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K141=1,0,IF(SUM(J$136:J140)>=Construction_Timeline,0,1))","v":0},1,"2026-06-01"]
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[null,null,7,0,-552583.6875,0,{"$f":"IF(C143=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H143)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K143=1,0,IF(SUM(J$136:J142)>=Construction_Timeline,0,1))","v":0},1,"2026-08-01"]
[null,null,8,0,-552583.6875,0,{"$f":"IF(C144=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H144)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K144=1,0,IF(SUM(J$136:J143)>=Construction_Timeline,0,1))","v":0},1,"2026-09-01"]
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[null,null,10,0,-552583.6875,0,{"$f":"IF(C146=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H146)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K146=1,0,IF(SUM(J$136:J145)>=Construction_Timeline,0,1))","v":0},1,"2026-11-01"]
[null,null,11,0,-552583.6875,0,{"$f":"IF(C147=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H147)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K147=1,0,IF(SUM(J$136:J146)>=Construction_Timeline,0,1))","v":0},1,"2026-12-01"]
[null,null,12,0,-552583.6875,0,{"$f":"IF(C148=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H148)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K148=1,0,IF(SUM(J$136:J147)>=Construction_Timeline,0,1))","v":0},1,"2027-01-01"]
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[null,null,14,0,-552583.6875,0,{"$f":"IF(C150=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H150)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K150=1,0,IF(SUM(J$136:J149)>=Construction_Timeline,0,1))","v":0},1,"2027-03-01"]
[null,null,15,0,-552583.6875,0,{"$f":"IF(C151=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H151)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K151=1,0,IF(SUM(J$136:J150)>=Construction_Timeline,0,1))","v":0},1,"2027-04-01"]
[null,null,16,0,-552583.6875,0,{"$f":"IF(C152=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H152)-SUM(D$102:D$103),0)","v":0},0,-552583.6875,{"$f":"IF(K152=1,0,IF(SUM(J$136:J151)>=Construction_Timeline,0,1))","v":0},1,"2027-05-01"]
[null,null,17,-268492.54977926298,0,0,{"$f":"IF(C153=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H153)-SUM(D$102:D$103),0)","v":0},-38418.847604110182,-268492.54977926298,{"$f":"IF(K153=1,0,IF(SUM(J$136:J152)>=Construction_Timeline,0,1))","v":1},0,"2027-06-01"]
[null,null,18,-268492.54977926298,0,0,{"$f":"IF(C154=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H154)-SUM(D$102:D$103),0)","v":0},-38602.937915546543,-268492.54977926298,{"$f":"IF(K154=1,0,IF(SUM(J$136:J153)>=Construction_Timeline,0,1))","v":1},0,"2027-07-01"]
[null,null,19,-268492.54977926298,0,0,{"$f":"IF(C155=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H155)-SUM(D$102:D$103),0)","v":0},-38787.910326391881,-268492.54977926298,{"$f":"IF(K155=1,0,IF(SUM(J$136:J154)>=Construction_Timeline,0,1))","v":1},0,"2027-08-01"]
[null,null,20,-268492.54977926298,0,0,{"$f":"IF(C156=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H156)-SUM(D$102:D$103),0)","v":0},-38973.7690633725,-268492.54977926298,{"$f":"IF(K156=1,0,IF(SUM(J$136:J155)>=Construction_Timeline,0,1))","v":1},0,"2027-09-01"]
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[null,null,23,-268492.54977926298,0,0,{"$f":"IF(C159=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H159)-SUM(D$102:D$103),0)","v":0},-39536.705802768229,-268492.54977926298,{"$f":"IF(K159=1,0,IF(SUM(J$136:J158)>=Construction_Timeline,0,1))","v":1},0,"2027-12-01"]
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[null,null,25,-268492.54977926298,0,0,{"$f":"IF(C161=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H161)-SUM(D$102:D$103),0)","v":0},-39916.50699888893,-268492.54977926298,{"$f":"IF(K161=1,0,IF(SUM(J$136:J160)>=Construction_Timeline,0,1))","v":1},0,"2028-02-01"]
[null,null,26,-268492.54977926298,0,0,{"$f":"IF(C162=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H162)-SUM(D$102:D$103),0)","v":0},-40107.773594925267,-268492.54977926298,{"$f":"IF(K162=1,0,IF(SUM(J$136:J161)>=Construction_Timeline,0,1))","v":1},0,"2028-03-01"]
[null,null,27,-268492.54977926298,0,0,{"$f":"IF(C163=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H163)-SUM(D$102:D$103),0)","v":0},-40299.956676734291,-268492.54977926298,{"$f":"IF(K163=1,0,IF(SUM(J$136:J162)>=Construction_Timeline,0,1))","v":1},0,"2028-04-01"]
[null,null,28,-268492.54977926298,0,0,{"$f":"IF(C164=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H164)-SUM(D$102:D$103),0)","v":0},-40493.06063581031,-268492.54977926298,{"$f":"IF(K164=1,0,IF(SUM(J$136:J163)>=Construction_Timeline,0,1))","v":1},0,"2028-05-01"]
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[null,null,30,-268492.54977926298,0,0,{"$f":"IF(C166=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H166)-SUM(D$102:D$103),0)","v":0},-40882.048857054368,-268492.54977926298,{"$f":"IF(K166=1,0,IF(SUM(J$136:J165)>=Construction_Timeline,0,1))","v":1},0,"2028-07-01"]
[null,null,31,-268492.54977926298,0,0,{"$f":"IF(C167=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H167)-SUM(D$102:D$103),0)","v":0},-41077.942007827762,-268492.54977926298,{"$f":"IF(K167=1,0,IF(SUM(J$136:J166)>=Construction_Timeline,0,1))","v":1},0,"2028-08-01"]
[null,null,32,-268492.54977926298,0,0,{"$f":"IF(C168=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H168)-SUM(D$102:D$103),0)","v":0},-41274.773813281943,-268492.54977926298,{"$f":"IF(K168=1,0,IF(SUM(J$136:J167)>=Construction_Timeline,0,1))","v":1},0,"2028-09-01"]
[null,null,33,-268492.54977926298,0,0,{"$f":"IF(C169=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H169)-SUM(D$102:D$103),0)","v":0},-41472.548771137248,-268492.54977926298,{"$f":"IF(K169=1,0,IF(SUM(J$136:J168)>=Construction_Timeline,0,1))","v":1},0,"2028-10-01"]
[null,null,34,-268492.54977926298,0,0,{"$f":"IF(C170=SUM(Month_of_Sale,PreDev_Timeline,Construction_Timeline),Rental_Sale_Price*(1-D$106)-SUM(H$136:H170)-SUM(D$102:D$103),0)","v":0},-41671.27140066561,-268492.54977926298,{"$f":"IF(K170=1,0,IF(SUM(J$136:J169)>=Construction_Timeline,0,1))","v":1},0,"2028-11-01"]
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[]
[]
[]
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[null,null,348,0,0,0,{"$f":"IF(C849=SUM(Month_of_Sale,PreDev_Timeline-Expedited_Process,Construction_Timeline),G$57*(1-G$106)-SUM(H$501:H849)-SUM(G$102:G$103),0)","v":0},0,0,{"$f":"IF(K849=1,0,IF(SUM(J$501:J848)>=Construction_Timeline,0,1))","v":0},0,"2055-01-01"]
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[null,null,354,0,0,0,{"$f":"IF(C855=SUM(Month_of_Sale,PreDev_Timeline-Expedited_Process,Construction_Timeline),G$57*(1-G$106)-SUM(H$501:H855)-SUM(G$102:G$103),0)","v":0},0,0,{"$f":"IF(K855=1,0,IF(SUM(J$501:J854)>=Construction_Timeline,0,1))","v":0},0,"2055-07-01"]
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[null,null,356,0,0,0,{"$f":"IF(C857=SUM(Month_of_Sale,PreDev_Timeline-Expedited_Process,Construction_Timeline),G$57*(1-G$106)-SUM(H$501:H857)-SUM(G$102:G$103),0)","v":0},0,0,{"$f":"IF(K857=1,0,IF(SUM(J$501:J856)>=Construction_Timeline,0,1))","v":0},0,"2055-09-01"]
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[null,null,359,0,0,0,{"$f":"IF(C860=SUM(Month_of_Sale,PreDev_Timeline-Expedited_Process,Construction_Timeline),G$57*(1-G$106)-SUM(H$501:H860)-SUM(G$102:G$103),0)","v":0},0,0,{"$f":"IF(K860=1,0,IF(SUM(J$501:J859)>=Construction_Timeline,0,1))","v":0},0,"2055-12-01"]
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{"sheet":"Model Outputs >>","index":3,"n_rows":9,"n_cols":5,"rows_kept":9,"cut":false,"hidden":false,"merged":[]}
[]
[]
[null,"Model Outputs >>"]
[]
[null,null,"The following worksheet includes:"]
[null,null,"»","Run buttons to evaluate inputs from the Feasibility Evaluator Tool"]
[null,null,null,"»","Run \"Typicals\" Evaluation' button will analyze the findings of all project types and price tiers, and place findings in the Typical Project Financials matrix to the button's immediate right"]
[null,null,null,"»","Run Incentives Evaluation' button will analyze the findings of all project types and price tiers along with the user's activated incentive, and place findings in the Typical Project Financials (with Incentive) matrix located to the button's immediate right"]
[null,null,null,"»","The Incentive Impact matrix calculates the Yield and IRR implications of the applied incentive"]

{"sheet":"Matrix","index":4,"n_rows":29,"n_cols":24,"rows_kept":29,"cut":false,"hidden":false,"merged":[[1,18,1,23],[3,18,3,23],[12,18,12,23],[1,2,1,7],[3,2,3,7],[12,2,12,7],[1,10,1,15],[3,10,3,15],[12,10,12,15]]}
[]
[null,null,"\"TYPICAL\" WITHOUT INCENTIVE PROJECT FINANCIALS",null,null,null,null,null,null,null,"\"TYPICAL\" PROJECT FINANCIALS (WITH INCENTIVE)",null,null,null,null,null,null,null,"INCENTIVE IMPACT"]
[]
[null,null,"Yield on Cost",null,null,null,null,null,null,null,"Yield on Cost",null,null,null,null,null,null,null,"Yield on Cost"]
[null,null,"Typology","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5",null,null,"Typology","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5",null,null,"Typology","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,null,"High Rise",6.1192568564626376E-2,5.9399005935955797E-2,5.7849189391544917E-2,5.5174893963949263E-2,5.5487797426976071E-2,null,null,"High Rise",6.6537205332585295E-2,6.4329755784841403E-2,6.2376705420507453E-2,5.9204800181620436E-2,5.9540557727738128E-2,null,null,"High Rise",{"$f":"L6-D6","v":5.3446367679589185E-3},{"$f":"M6-E6","v":4.9307498488856058E-3},4.527516028962536E-3,4.0299062176711725E-3,4.0527603007620566E-3]
[null,null,"Mid Rise",4.9516244464180161E-2,4.7986633771378719E-2,4.4973524798088506E-2,4.2801011925840293E-2,4.7627931470116361E-2,null,null,"Mid Rise",5.3464854616073594E-2,5.1589946739335008E-2,4.8121343467064245E-2,4.5556777052444757E-2,5.0694480289687927E-2,null,null,"Mid Rise",{"$f":"L7-D7","v":3.9486101518934336E-3},{"$f":"M7-E7","v":3.6033129679562889E-3},{"$f":"N7-F7","v":3.1478186689757395E-3},{"$f":"O7-G7","v":2.7557651266044633E-3},{"$f":"P7-H7","v":3.0665488195715657E-3}]
[null,null,"Low Rise",4.4114283748687436E-2,4.0932678512194336E-2,4.2372638921341459E-2,4.1125788365545306E-2,4.1397510621272809E-2,null,null,"Low Rise",4.7027691750773551E-2,4.3210304396502919E-2,4.4479191001606064E-2,4.2902649404808903E-2,4.3186111561676087E-2,null,null,"Low Rise",2.9134080020861153E-3,2.2776258843085831E-3,2.1065520802646051E-3,1.776861039263597E-3,1.7886009404032774E-3]
[null,null,"Garden Apt",4.1987340937584917E-2,3.8968228724341525E-2,4.0612218586587569E-2,3.9575040481381822E-2,4.0444739757895101E-2,null,null,"Garden Apt",4.4625475500796104E-2,4.0986512399872471E-2,4.2460336842811357E-2,4.1102989585954576E-2,4.2006267001987924E-2,null,null,"Garden Apt",2.6381345632111863E-3,2.0182836755309463E-3,1.848118256223788E-3,1.5279491045727539E-3,1.5615272440928224E-3]
[null,null,"Townhouse",4.4333808121199601E-2,4.1123334858208564E-2,4.1968451381752495E-2,4.0206858774482976E-2,3.8571900071288918E-2,null,null,"Townhouse",4.7883513851268898E-2,4.403218642457811E-2,4.49370821107739E-2,4.2836585413795092E-2,4.0868652936777328E-2,null,null,"Townhouse",3.5497057300692969E-3,2.9088515663695455E-3,2.9686307290214056E-3,2.629726639312116E-3,2.2967528654884092E-3]
[null,null,"Single Family",5.143889234221756E-2,4.6838845149266048E-2,4.7875108241160903E-2,4.5875283744167945E-2,4.4098742847601645E-2,null,null,"Single Family",5.5767186218261607E-2,5.0431263100893499E-2,5.1547004884503929E-2,4.9198148645213047E-2,4.7085697288970989E-2,null,null,"Single Family",4.3282938760440468E-3,3.592417951627451E-3,3.6718966433430256E-3,3.3228649010451014E-3,2.9869544413693438E-3]
[]
[null,null,"IRR",null,null,null,null,null,null,null,"IRR",null,null,null,null,null,null,null,"IRR"]
[null,null,"Typology","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5",null,null,"Typology","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5",null,null,"Typology","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,null,"High Rise",8.0323603749275219E-2,7.6822277903556821E-2,7.3061820864677454E-2,6.2403926253318781E-2,6.4875921607017523E-2,null,null,"High Rise",9.7883313894271851E-2,9.4107547402381919E-2,8.9875206351280212E-2,7.8715154528617867E-2,8.1221315264701846E-2,null,null,"High Rise",{"$f":"L15-D15","v":1.7559710144996632E-2},{"$f":"M15-E15","v":1.7285269498825098E-2},{"$f":"N15-F15","v":1.6813385486602758E-2},{"$f":"O15-G15","v":1.6311228275299086E-2},{"$f":"P15-H15","v":1.6345393657684323E-2}]
[null,null,"Mid Rise",3.9238867163658139E-2,3.2691064476966861E-2,1.4572611451148985E-2,-2.1853111684322357E-3,3.3093127608299258E-2,null,null,"Mid Rise",5.9384801983833321E-2,5.2721843123435974E-2,3.5400649905204779E-2,1.900364458560944E-2,5.0889644026756276E-2,null,null,"Mid Rise",{"$f":"L16-D16","v":2.0145934820175182E-2},2.0030778646469113E-2,2.0828038454055793E-2,2.1188955754041675E-2,1.7796516418457017E-2]
[null,null,"Low Rise",5.4695338010787966E-3,2.9802322387695314E-9,-6.5915122628211979E-3,2.9802322387695314E-9,2.9802322387695314E-9,null,null,"Low Rise",2.5580045580863953E-2,-7.4807927012443537E-5,1.0408225655555728E-2,-3.3704647794365885E-4,3.0746012926101693E-3,null,null,"Low Rise",2.0110511779785158E-2,-7.4810907244682304E-5,1.6999737918376924E-2,-3.3704945817589763E-4,3.0745983123779304E-3]
[null,null,"Garden Apt",-1.5611489117145537E-2,2.9802322387695314E-9,-2.4391613155603412E-2,2.9802322387695314E-9,2.9802322387695314E-9,null,null,"Garden Apt",5.2487283945083629E-3,-2.1360975876450541E-2,-7.1040295064449316E-3,-1.808154657483101E-2,-6.4957018941640861E-3,null,null,"Garden Apt",2.08602175116539E-2,-2.1360978856682779E-2,1.7287583649158479E-2,-1.8081549555063248E-2,-6.495704874396325E-3]
[null,null,"Townhouse",3.7378698587417604E-3,-1.8455632030963905E-2,-7.7493485063314434E-3,-2.3256116732954982E-2,2.9802322387695314E-9,null,null,"Townhouse",2.7158537507057188E-2,6.6341072320938122E-3,1.6560944914817809E-2,2.2101551294326791E-3,-1.5242349356412888E-2,null,null,"Townhouse",2.3420667648315428E-2,2.5089739263057718E-2,2.4310293421149251E-2,2.546627186238766E-2,-1.5242352336645126E-2]
[null,null,"Single Family",4.4830438494682323E-2,2.5330522656440733E-2,3.5507610440254231E-2,2.4933406710624693E-2,1.3447931408882143E-2,null,null,"Single Family",6.4941421151161194E-2,4.6529415249824527E-2,5.6531593203544617E-2,4.6323785185813898E-2,3.5053673386573794E-2,null,null,"Single Family",2.0110982656478871E-2,2.1198892593383794E-2,2.1023982763290386E-2,2.1390378475189206E-2,2.1605741977691651E-2]
[]
[null,null,"KEY"]
[null,null,"Likely Feasible",0.22,"(numbers for example only)"]
[null,null,"Possibly Feasible",0.17681570649147033]
[null,null,"Not Likely Feasible",8.5604068636894223E-2]
[]
[]
[]
[null,null,"NOTE: Macros are required for these tables to be re-calculated"]

{"sheet":"Assumptions >>","index":5,"n_rows":15,"n_cols":10,"rows_kept":15,"cut":false,"hidden":false,"merged":[]}
[]
[]
[null,"Assumptions >>"]
[]
[null,null,"The following tabs consists of:"]
[null,null,"»","Hard Cost Assumptions"]
[null,null,"»","Land Cost Assumptions"]
[null,null,"»","Soft Cost Assumptions"]
[null,null,"»","Revenue Assumptions"]
[null,null,"»","Financial Assumptions"]
[null,null,"»","Other Relevant Assumptions"]
[null,null,"»","Residential Unit Sizes"]
[]
[null,null,null,null,null,null,null,"For users wishing to update any assumptions, cells this color ",null,"directly link to the Feasibility Evaluator's inputs and calculations. All others have no direct connection"]
[null,null,"  Please avoid moving cell locations to prevent impacts to formulas or macros"]

{"sheet":"HardCosts","index":6,"n_rows":46,"n_cols":7,"rows_kept":46,"cut":false,"hidden":false,"merged":[]}
[]
[null,"PER UNIT BUILDING COSTS"]
[]
[null,"Housing Type","Units per building","Per Unit Price","Add'l Per Unit per Bldg Discount"]
[null,"Garden Apt",18,275275,-310]
[null,"Low Rise",27,297000,-310]
[null,"Mid Rise",45,300000,-300]
[null,"High Rise",100,243750,-110]
[null,"Single Family",1,412000,0]
[null,"Townhouse",1,387600,0]
[]
[null,"PER SPACE PARKING COSTS"]
[]
[null,"Parking","Per Space"]
[null,"Above Ground Deck",{"$f":"98*400","v":39200}]
[null,"Below Ground Deck",{"$f":"140*400","v":56000}]
[null,"Surface",{"$f":"12*400","v":4800}]
[]
[null,"PARKING ASSUMPTIONS"]
[null,"Parking Type"]
[null,"Housing Type","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt","Above Ground Deck","Above Ground Deck","Surface","Surface","Surface"]
[null,"Low Rise","Above Ground Deck","Above Ground Deck","Surface","Surface","Surface"]
[null,"Mid Rise","Above Ground Deck","Above Ground Deck","Above Ground Deck","Above Ground Deck","Surface"]
[null,"High Rise","Below Ground Deck","Below Ground Deck","Above Ground Deck","Above Ground Deck","Above Ground Deck"]
[null,"Single Family","Surface","Surface","Surface","Surface","Surface"]
[null,"Townhouse","Surface","Surface","Surface","Surface","Surface"]
[null,"Number of Spaces"]
[null,"Housing Type","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt",0.75,0.75,1,1,1]
[null,"Low Rise",0.75,0.75,1,1,1]
[null,"Mid Rise",0.75,0.75,1,1,1]
[null,"High Rise",0.75,0.75,1,1,1]
[null,"Single Family",1,1,1,2,2]
[null,"Townhouse",1,1,1,2,2]
[]
[]
[null,"SITE PREP COSTS"]
[]
[null,"Per","Amount"]
[null,"Square Foot",10]
[]
[null,"ADDITIONAL HARD COST CONTINGENCY"]
[]
[null,"Amount"]
[null,0]

{"sheet":"SoftCosts","index":7,"n_rows":11,"n_cols":4,"rows_kept":11,"cut":false,"hidden":false,"merged":[]}
[]
[null,"CONSULTANT FEES"]
[]
[null,"Type","Amount"]
[null,"Standard",0.15,"assumes standard engagement period"]
[null,"Minimum",0.12]
[]
[null,"MUNICIPAL FEES"]
[]
[null,"Amount","Notes"]
[null,4.4999999999999998E-2,"of hard costs"]

{"sheet":"LandCosts","index":8,"n_rows":10,"n_cols":7,"rows_kept":10,"cut":false,"hidden":false,"merged":[]}
[]
[null,"PER UNIT LAND COSTS"]
[]
[null,"Housing Type","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt",47500,36000,31000,26500,18500]
[null,"Low Rise",25000,20500,17500,13000,10500]
[null,"Mid Rise",21500,16000,12000,11333.333333333334,9333.3333333333339]
[null,"High Rise",21500,16000,12000,11333.333333333334,9333.3333333333339]
[null,"Single Family",81000,58166.666666666672,45000,36500,30500]
[null,"Townhouse",67833.333333333343,48555.555555555555,37611.111111111117,30055.555555555558,26333.333333333336]

{"sheet":"Revenues","index":9,"n_rows":27,"n_cols":7,"rows_kept":27,"cut":false,"hidden":false,"merged":[]}
[]
[null,"SUMMARY"]
[]
[null,"Housing Type","Studio","1 Bed","2 Bed","3 Bed"]
[null,"Garden Apt",1810,1940,2310,2790]
[null,"Low Rise",1809.5,2100.28125,2540,2850]
[null,"Mid Rise",1930,2310,3410,4700]
[null,"High Rise",2130,2540,3750,4700]
[null,"Single Family",null,null,3540,4000]
[null,"Townhouse",null,null,2800,3100]
[]
[null,"Tier Adjustments","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt",1.1000000000000001,1,0.95,0.9,0.9]
[null,"Low Rise",1.1000000000000001,1,0.95,0.9,0.9]
[null,"Mid Rise",1.05,1,0.95,0.9,0.9]
[null,"High Rise",1.05,1,0.95,0.9,0.9]
[null,"Single Family",1.1000000000000001,1,1,0.95,0.9]
[null,"Townhouse",1.1000000000000001,1,1,0.95,0.9]
[]
[]
[]
[null,"Affordable Rents","Studio","1 Bed","2 Bed","3 Bed"]
[null,1,2203,2517,2830.9999999999995,3145]
[null,0.8,1762.5,2013.75,2265,2516.25]
[null,0.6,1322.25,1509.5,1699.5,1887]
[null,0.5,1101.25,1258.7499999999998,1416.2499999999998,1572.5]
[null,0.3,661.24999999999989,754.99999999999989,850,943.75]

{"sheet":"Financials","index":10,"n_rows":26,"n_cols":4,"rows_kept":26,"cut":false,"hidden":false,"merged":[]}
[]
[null,"FINANCE & FINANCIAL ASSUMPTIONS"]
[]
[null,"Type","Amount"]
[null,"Loan-to-Value",0.65]
[null,"Construction Loan Rate",5.7500000000000002E-2]
[null,"Construction Loan Timeframe",360]
[null,"Origination Fees",8.0000000000000002E-3]
[null,"Month of Sale",180]
[null,"Pre-Dev Equity",0.75]
[null,"Predev Loan Rate",0.11]
[null,"Cap Rate",4.7500000000000001E-2]
[null,"Exit Cap Rate",{"$f":"C12+0.0005*C9/12","v":5.5E-2}]
[]
[]
[]
[null,"YIELD ON COST THRESHOLDS"]
[]
[null,"Likely Feasible",{"$f":"C12+0.02","v":6.7500000000000004E-2},"<-- defined as 200 bps above cap rate"]
[null,"Possibly Feasible",{"$f":"C12+0.01","v":5.7500000000000002E-2},"<-- defined as 100 bps above cap rate"]
[]
[]
[null,"IRR THRESHOLDS"]
[]
[null,"Likely Feasible",0.15,"<-- defined by typical industry standards - adjust if more localized changes are needed"]
[null,"Possibly Feasible",0.12,"<-- defined by typical industry standards - adjust if more localized changes are needed"]

{"sheet":"OtherAssumptions","index":11,"n_rows":83,"n_cols":7,"rows_kept":83,"cut":false,"hidden":false,"merged":[]}
[]
[null,"Tax"]
[]
[null,"Rate","Note"]
[null,0.98,"per $100 assessed value"]
[]
[]
[null,"CONSTRUCTION TIMELINE"]
[]
[null,"Housing Type","Months"]
[null,"Garden Apt",12]
[null,"Low Rise",16]
[null,"Mid Rise",18]
[null,"High Rise",24]
[null,"Single Family",10]
[null,"Townhouse",10]
[]
[null,"PREDEVELOPMENT TIMELINE"]
[]
[null,"Housing Type","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt",16,16,16,16,16]
[null,"Low Rise",16,16,16,16,16]
[null,"Mid Rise",16,16,16,16,16]
[null,"High Rise",16,16,16,16,16]
[null,"Single Family",16,16,16,16,16]
[null,"Townhouse",16,16,16,16,16]
[]
[null,"SITE SIZES (ACRES)"]
[]
[null,"Housing Type","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt",1,2,2,3,3]
[null,"Low Rise",2,2,2,3,3]
[null,"Mid Rise",2,2,2,3,3]
[null,"High Rise",2,2,2,3,3]
[null,"Single Family",1,2,2,3,4]
[null,"Townhouse",1,2,2,3,4]
[]
[]
[null,"UNIT MIX"]
[]
[null,"Housing Type","Studio %","1 Bed %","2 Bed %","3 Bed %"]
[null,"Garden Apt",0.1,0.5,0.3,0.1]
[null,"Low Rise",0.1,0.5,0.3,0.1]
[null,"Mid Rise",0.15,0.5,0.3,0.05]
[null,"High Rise",0.2,0.45,0.3,0.05]
[null,"Single Family",0,0,0.2,0.8]
[null,"Townhouse",0,0,0.33,0.67]
[]
[]
[]
[null,"STRUCTURES IN DEVELOPMENT"]
[]
[null,"Housing Type","Tier 1","Tier 2","Tier 3","Tier 4","Tier 5"]
[null,"Garden Apt",4,4,4,8,8]
[null,"Low Rise",4,4,4,8,8]
[null,"Mid Rise",3,3,3,4,4]
[null,"High Rise",2,2,2,3,3]
[null,"Single Family",20,20,20,30,40]
[null,"Townhouse",40,40,40,60,80]
[]
[null,"ADJUSTMENT SCALES"]
[]
[null,null,"High","Standard","Low"]
[null,"Construction",1.2,1,0.85]
[null,"Land",1.25,1,0.75]
[null,"Sale Price",1.1499999999999999,1,0.85]
[null,"Sales Timeline",0.5,1,1.5]
[null,"Rents",1.1499999999999999,1,0.85]
[]
[null,"UNIT SIZE"]
[]
[null,"Housing Type","AVERAGE PER UNIT SIZE"]
[null,"Garden",1300,"<----"]
[null,"Low Rise",1100,"<----"]
[null,"Mid Rise",1000,"<----"]
[null,"High Rise",900]
[]
[]
[null,"OCCUPANCY RATES"]
[]
[null,"Type","Rate"]
[null,"Market",0.97]
[null,"Affordable",0.97]

{"sheet":"Other Documentation >>","index":12,"n_rows":6,"n_cols":4,"rows_kept":6,"cut":false,"hidden":false,"merged":[]}
[]
[]
[null,"Other Documentation:"]
[]
[null,null,"The following tabs consists of:"]
[null,null,"»","Glossary of Terms"]

{"sheet":"Glossary","index":13,"n_rows":31,"n_cols":4,"rows_kept":31,"cut":false,"hidden":false,"merged":[]}
[]
[null,"Glossary of Terms:"]
[]
[null,null,"Term","Definition "]
[null,null,"AMI","Annual Median Income"]
[null,null,"Annual Revenue Waived","The annual amount of theoretical tax revenue waived or otherwise reimbursed through the selected tax abatement"]
[null,null,"Cap Rate","The annual rate of return of the project at the present time, calculated by dividing the properties Net Annual Income by its current market value."]
[null,null,"Duplex","One residential dwelling separated into two units."]
[null,null,"Exit Cap Rate","The projected capitalization rate used to estimate a property's future selling price at the end of its holding period. Calculated by the property's expected future Net Operating Income at sale date by anticipated sale price at sale date."]
[null,null,"Gap Financing","Short-term loan used to cover a temporary funding shortfall between and expected financial event and the availability of longer-term funds "]
[null,null,"Garden Apt","Residential buildings typically between 2 to 4 stories that have access to greenspaces."]
[null,null,"Hard Cost","Tangible, physical expense directly related to the constructing of a building or structure, such as materials, labor, and equipment."]
[null,null,"High Rise","Multi-story residential building that typically exceeds 7 stories or 75 feet tall."]
[null,null,"IRR","Internal Rate of Return. The Net Present Value of all cashflows (positive and negative) from the project. "]
[null,null,"Loan-to-Value","An assessment of lending risk that is the ratio of the loan amount to the value of the asset, calculated by dividing the loan amount by the appraised value then multiplying by 100. "]
[null,null,"Low Rise","Residential  buildings typically with no more than 4 stories and typically have limited greenspaces."]
[null,null,"Mid Rise","Multi-story residential  building typically ranging from 5 to 10 stories or less than 75 feet tall. "]
[null,null,"Net Operating Income ","Calculation of a property's profitability that represents its total income minus all operating expenses, before accounting for financing costs and income taxes."]
[null,null,"Occupancy Rate","The percentage of units assumed to be occupied and paying rent. Occupancy rates can be set  by users for both market-rate and affordable units"]
[null,null,"Pre-Dev Equity","Percentage of investor's ownership during predevelopment"]
[null,null,"Price / Land Context","5 tiers based on estimated land costs and rents. Not geographically constrained."]
[null,null,"Single Family","Detached, free-standing residential unit on its own plot of land, and is used by one household."]
[null,null,"Single Family Attached","Residential bulding that shares one or more walls with adjacent units but includes it own private entrance."]
[null,null,"Site Development Costs","Pre-development and development costs, including hard costs (construction) and soft costs (fess, design, etc.). Total units multiplied by total of hard costs per unit divided by total of soft costs per unit."]
[null,null,"Soft Cost","All expenses not directly tied to the physical labor and materials of the project itself, for example, project design, management, financing, and administration costs. "]
[null,null,"Tax Abatement - Rent Gap Model","The abatement is applied as a percentage of the gap between market rate units and the required affordable rent rate"]
[null,null,"Tax Abatement - Traditional","The abatement is applied as a percentage of the new, increment taxes paid on either All or just the Affordable Units as selected; the original base taxes are not reduced by the abatement percentage calculation"]
[null,null,"Total Revenue Waived","The total amount of theoretical tax revenue waived or otherwise reimbursed through the selected tax abatement over the full course of the tax abatement period"]
[null,null,"Townhouse","Residential bulding that is typically tall and narrow with 2 to 3 stories that shares one or more walls with adjacent units but includes it own private entrance. "]
[null,null,"Triplex","One residential dwelling separated into three units."]
[null,null,"Yield on Cost ","Measurement of the projected annual income of a development relevant to the total cost of the project to determine profitability. Calculated by dividing Net Operating Income by total project cost."]

{"sheet":"VBAcode","index":14,"n_rows":392,"n_cols":1,"rows_kept":392,"cut":false,"hidden":false,"merged":[]}
["Note to user: for those who cannot enable macros, you can use the VBA code below to re-create the macros. Please paste this directly into your Visual Basic window"]
[]
["Sub MatrixFiller()"]
[]
["Worksheets(\"Matrix\").Range(\"Matrix_First_Cell\").Activate"]
["'High Rise'"]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"High Rise\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
[]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Mid Rise\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Low Rise\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Garden Apt\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Townhouse\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Single Family\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["    "]
["End Sub"]
[]
[]
[]
["Sub IncentiveMatrixFiller()"]
[]
[]
["Worksheets(\"Matrix\").Range(\"Incentive_First_Cell\").Activate"]
["'High Rise'"]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"High Rise\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
[]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Mid Rise\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Low Rise\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Garden Apt\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Townhouse\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
["Worksheets(\"FeasibilityEvaluator\").Range(\"Building_Type\").Value = \"Single Family\""]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 1\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 2\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 3\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 4\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-9, 1).Select"]
["    Worksheets(\"FeasibilityEvaluator\").Range(\"Price_Land_Context\").Value = \"Tier 5\""]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_Yield_on_Cost\").Value"]
["    ActiveCell.Offset(9, 0).Select"]
["    ActiveCell.Value = Worksheets(\"FeasibilityEvaluator\").Range(\"Incentive_IRR\").Value"]
["    ActiveCell.Offset(-8, -4).Select"]
["    "]
[]
["End Sub"]
[]
[]
["Sub ResettoDefault_FeasibilityEvaluator()"]
["Worksheets(\"FeasibilityEvaluator\").Activate"]
[]
["'Reset Project Inputs Section'"]
["Range(\"Total_Units\").Formula = \"=Buildings*Avg_Units_per_Building\""]
["Range(\"Adj_Construction, Adj_Land, Adj_Rent\").Value = \"Standard\""]
["Range(\"AMI_Band_1_Pct\").Value = 0.1"]
["Range(\"AMI_Band_2_Pct, AMI_Band_3_Pct\").Value = 0"]
["Range(\"Buildings\").Formula = \"=XLOOKUP(Building_Type,OtherAssumptions!B54:B59,XLOOKUP(Price_Land_Context,OtherAssumptions!C53:G53,OtherAssumptions!C54:G59))\""]
["Range(\"Avg_Units_per_Building\").Formula = \"=XLOOKUP(Building_Type,HardCosts!B5:B10,HardCosts!C5:C10)\""]
["Range(\"Total_Units\").Formula = \"=Buildings*Avg_Units_per_Building\""]
["Range(\"Parking_AB\").Formula = \"=XLOOKUP(Building_Type,HardCosts!B22:B27,XLOOKUP(Price_Land_Context,HardCosts!C21:G21,HardCosts!C22:G27))\""]
["Range(\"Parking_Spaces_per_Unit\").Formula = \"=XLOOKUP(Building_Type,HardCosts!B30:B35,XLOOKUP(Price_Land_Context,HardCosts!C29:G29,HardCosts!C30:G35))\""]
["Range(\"Total_Affordable_Units\").Formula = \"=SUM(AMI_Band_1_Pct,AMI_Band_2_Pct,AMI_Band_3_Pct)*Total_Units\""]
[]
["'Reset Project Costs Section'"]
["Range(\"Pre_Development_Costs\").Formula = \"=Total_Units*Soft_Cost_per_unit\""]
["Range(\"Construction_Costs\").Formula = \"=Total_Units*Hard_Cost_per_unit\""]
["Range(\"Land_Costs\").Formula = \"=Total_Units*LandCost\""]
["Range(\"Rental_Sale_Price\").Formula = \"=XLOOKUP(Month_of_Sale-1,C136:C496,F136:F496)*12/Exit_Cap_Rate\""]
["Range(\"Incentive_Pre_Development_Costs\").Formula = \"=Total_Units*Incentive_Soft_Cost_per_unit\""]
["Range(\"Incentive_Construction_Costs\").Formula = \"=Total_Units*Incentive_Hard_Cost_per_unit-IF(Forgivable_Loan=\"\"Yes\"\",Forgivable_Loan_Amt,0)\""]
["Range(\"Incentive_Land_Costs\").Formula = \"=Total_Units*Incentive_Per_Door_Land_Cost\""]
["Range(\"Incentive_Rental_Sales_Price\").Formula = \"=XLOOKUP(Month_of_Sale-1,C501:C861,F501:F861)*12/Exit_Cap_Rate\""]
[]
["'Reset Policy Testing Section'"]
["Range(\"Abatement_RentGap, Abatement_Base,Gap_Financing, Land_Provision, Forgivable_Loan\").Value = \"No\""]
["Range(\"Abate_Pct_RentGap, Abate_Pct_Base, Land_Provision_Pct, Forgivable_Loan_Amt, GF_Loan_Rate, GF_Per_Unit\").Value = 0"]
["Range(\"Abatement_Years\").Value = 30"]
["Range(\"Market_Rent_Avg\").Formula = \"=Weighted_Avg_Rent\""]
["Range(\"Affordable_Rent_Avg\").Formula = \"=Incentive_Weighted_Avg_Rent\""]
[]
["'Reset Overall Findings'"]
["Range(\"Yield_on_Cost\").Formula = \"=Weighted_NOI*Total_Units*12/Total_Project_Costs\""]
["Range(\"IRR\").Formula = \"=XIRR(I136:I496,L136:L496,0.05)\""]
["Range(\"Incentive_Yield_on_Cost\").Formula = \"=Weighted_Incentive_NOI*Total_Units*12/Incentive_Total_Project_Costs\""]
["Range(\"Incentive_IRR\").Formula = \"=XIRR(I501:I861,L501:L861,0.05)\""]
["Range(\"Difference_Yield\").Formula = \"=Incentive_Yield_on_Cost-Yield_on_Cost\""]
["Range(\"Difference_IRR\").Formula = \"=Incentive_IRR-IRR\""]
["Range(\"Inclusionary_Zoning_Rent_Change\").Formula = \"=(Incentive_Weighted_Avg_Rent-Weighted_Avg_Rent)*Units_Affordable\""]
["Range(\"Annual_New_Tax_Revenue\").Formula = \"=12*G122*Total_Affordable_Units+12*G115*(Total_Units-Total_Affordable_Units)-Pre_Dev_Property_Tax\""]
["Range(\"Abatement_Provides\").Formula = \"=(Weighted_Incentive_NOI-Weighted_NOI)*Total_Units\""]
["Range(\"Annual_Revenue_Waived\").Formula = \"=Abatement_Provides*12\""]
["Range(\"Total_New_Tax_Revenue\").Formula = \"=Annual_New_Tax_Revenue*Abatement_Years\""]
["Range(\"Total_Revenue_Waived\").Formula = \"=Annual_Revenue_Waived*Abatement_Years\""]
[]
[]
["End Sub"]