Opportunity in Upper Manhattan

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I am rounding out my business plan and want to articulate shareownership profile. One caveat no budget attorney until the seed capital is raised.

A real estate developer offered me an opportunity to get in on the ground floor of a multi-million dollar development. The amount of space is significant over 10,000 square feet. It’s a win-win. The developer gets to beta test a new business opportunity that he’s interested in using as an anchor tenant for sites in other markets. I get the chance to build a business I could only dream of building on my own. However, I am preparing for a series of talks about the structure of our business entity, and subsequently sign partnership agreement. His investment in my venture is the lease discount (I’m expecting to lease at $19 – $22 per square foot) and a business network with money contacts to invest in my firm. The funds for building my raw space is a wash. The condo owners will pay for the construction of the commercial spaces

1) How do I determine the value of the developer’s investment, so that I am in the right ballpark for % of share ownership. I don’t want to insult the firm & I don’t want to mess myself up
2) Does the value of the discount an asset on the balance sheet. If not how to I present it in the numbers.

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