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MANAGEMENT CONSULTING *  CONSTRUCTION MARKETING INITIATIVES

for the REAL ESTATE DEVELOPMENT and CONSTRUCTION MANAGEMENT INDUSTRIES

 

Feasibility Study - Outline Sample

Condominium Project (Lofts) Outline

 

Executive Summary

 

Estimated Costs for Feasibility Study
        Foreword Project Size Hours Req. Rate = $75.00 Per Hr
  I     Municipality < $ 7 M 40 $3,000.00
    i   History > $ 7 M 50 $3,750.00
    ii   Geography > $15 M 60 $4,500.00
    iii   Demographics > $25 M 70 $52,50.00
    iv   Municipalities > $50 M 80 $6,000.00
      a. Incorporated > $100 M 120 $9,000.00
      b. Unincorporated      
    v.   External Links to Area      
      a. Governmental      
        i.Special District      
        ii.Judicial      
      b. Tourism      
      c. Media      
  Section 1. Introduction and Project Description
  1.1 Introduction  
  1.2 Overview of Project Proposal  
  1.3 Methodology of Study  
  Section 2. Site Description and Location Characteristics
  2.1 Public Transportation  
  2.2 Site Setting  
  2.3 Shopping  
  2.4 Public Schools  
  2.5 Colleges and Universities  
  2.6 Recreational Facilities  
  2.7 Public Facilities  
  2.8 Hospitals  
  Section 3. Entitlement Process
  3.1 Pertinent Zoning Considerations  
  3.2 Entitlement Process  
  Section 4. Regional Market Context
  4.1 Economy  
  4.2 Population  
  4.3 Regional Employment  
  4.4 Households  
  4.5 Residential Real Estate Market  
  4.6 Commercial Real Estate Market  
  4.7 Regional Hospitality Market Statistics  
  4.8 Regional Rental Market Statistics  
  Section 5. Local Market Context
  5.1 Local Economic Data  
  5.2 Historical Economic Data  
  5.3 Population – Local  
  5.4 Local Employment  
  5.5 Local Trade Data  
  5.6 Household – Trends  
  5.7 Residential Real Estate Market  
  5.8 Commercial Real Estate Market  
  5.9 Regional Hospitality Market Statistics  
  5.10 Local Planning Initiatives  
  5.11 Local Rental Market Statistics – Net Rental Rates  
  5.12 Local Competitive Apartment Rental Market Matrix  
  Section 6. Demand / Demographic Analysis
  6.1 Regional Statistics on Product Market Trends  
  6.2 Local Statistics on Product Market Trends  
  6.3 Analysis of Demand  
    6.3.1Apartments  
    6.3.2Hospitality  
    6.3.3Condo Units  
    6.3.4Single Family  
    6.3.5Office - Commercial  
  Section 7. Supply Analysis
  7.1 Regional Statistics on Condominiums  
  7.2 Local Statistics on Condominiums  
  7.3 Loft Product Submarket  
  7.4 Loft Product Submarket - Comparables  
  7.5 Analysis of the Development Pipeline  
  7.6 Regional Statistics on the Rental Market  
  Section 8. Marketability and Pricing of Loft Product
  8.1 Overview of Project Proposal  
  8.2 Market Segmentation  
  8.3 Analysis & Critique: Positioning of Loft Project  
  8.4 Delineation of Pricing Strategy  
  8.5 Absorption - Rentals  
    8.5.1Vacancy Rates  
    8.5.2Absorption Trends - Apartments  
    8.5.3Net Local Rental Rates  
    8.5.4Unit Mix - Apartments  
  8.6 Absorption Trends - Hospitality  
    8.6.1Vacancy Rates - Hospitality  
    8.6.2Absorption Trends - Hospitality  
    8.6.3Net Local Room Rental Rates  
    8.6.4Unit Mix - Hospitality  
  Section 9. Project Specific Details
  9.1 Site Map  
  9.2 Unit Mix  
  9.3 Square Foot Analysis  
  9.4 Amenities  
  Section 10. Parking – Storage - Garage
  10.1 Spaces Required - Regulatory Review  
  10.2 Off-Site Parking Structure - Facility  
  10.3 Underground Structure - Facility  
  10.4 Automated - Robotic or Other Facility  
  Section 11. Boat Slips - Marina
  11.1 Viability Study  
  11.2 Spaces Required - or Desired  
  11.3 Water Access Description - (Harbor - Inlet - Lake - Other)  
  11.4 Allocation Issues - Market Value  
  Section 12. Decision Making Matrix & Analysis
  12.1 Various Methodologies - Overview  
  12.2 Assumptions Utilized  
  12.3 Methodologies Implemented  
  12.4 Decision Tree Analysis  
  Section 13. Financial Analysis - Alternatives
  13.1 Option (1)  
  13.2 Option (2)  
  Section 14. Conclusions and Recommendations
     
    Bibliography
    Appendix Content
 

II

 Action Plan
    Phase I: Predevelopment Planning
 

*

 Designation of Developer
 

*

 Negotiation of Development Agreement
  * Negotiation of Architectural and Design Team Agreement
  * Finalization of Architectural and Design Team Agreement
  * Obtain survey, Borings and Geotechnical
  * Resolve Site Utility Issues
  * Prepare Community – Municipality Review Documents
  * Discussions with Community Development Agencies
  * Meet with Community Leaders
  * Meet with Traffic, Parking, City Engineers, and Building Officials
 

*

 Refine Parking Design and Driving Indicators
 

*

 Prepare and Review Documents for Submittals and Applications Process
    Phase II: Regulatory Process
  * Variance Process
  * Special Permit Process
  * Review Triggered by Agency Issues
    Phase III: Financing and Presales
  * Sales Team Contract & Documents
  * Marketing for Presales - Target Markets Defined
  * Securing Finance
    Phase IV: Construction
  * Closing of Construction Loan
  * Title Transfer
  * Construction
  * Prequalification of General Contractor or Construction Manager
  * Construction Cost Budgeting & Analysis
  * Construction CPM Schedule Development
  * Prequalification of Subcontractor & Vendor Entities
  * Owners’ Representation and Construction Oversight

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