[Calc Review] Help me analyze this deal

[Bill Armstrong]

Hello out there, I am new to Bigger Pockets and real estate investing also. I have an opportunity to buy a commercial building that the seller is taking through the rezoning process to allow commercial and residential. There are actually 2 buildings and I am looking to convert the upper level, which is also ground level from the back, into 14-17 apartments with a mix of 1 and 2 bedroom. I have attached a BRRR worksheet where I have tried to be conservative but have also had to make some assumptions. Most of the commercial spaces are outdated and somewhat below market on rents, additionally I will be moving my own office there soon. I would love some feedback on this and of course any gross miscalculations I have made, especially the ARV as I am having trouble finding something for mixed use properties. Thanks!

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*This link comes directly from our calculators, based on information input by the member who posted.