Annexation, zoning, density, preliminary, and final plat approvals are examples of the steps associated with increasing site value.How much value is created is determined by deducting the "as-is" value from the entitled value.Establishing the entitled value involves determining and underwriting the Highest & Best use of the site and applying a residual analysis.A residual Land Value Analysis is conducted by establishing the built-out value of the project and deducting everything from the total value BUT land.The generic formula Total Sales or Capitalized Value - a Target Project Proft - commissions & closing costs = Residual Project Budget - Site Cost - Hard Cost - Soft Cost - Finance Interest points and fees = RESIDUAL LAND VALUE Residual Land Value is the price that can be paid to acquire the property that is supported by the Project planned to be built on it.One of the most important factors in doing this analysis is an Income-Driven approach.

I'm guessing it's a personal preference for firm over soft as I prefer a firm base and soft top and these Zinus are just too firm for the great price.

Are the Zinus mattresses really not soft enough as is already?

They don't create much lint, are soft after a few washings and just work.

In any event, in addition to land cost, is soft, site cost and financing fees and interest included in your “construction” cost?

If depreciated, how is that done for soft costs (design, engineering, and permitting)?

.$150k spread is usually too tight when you add soft costs.

They only do soft pulls.Cheers!

You will have around 10-20k in soft costs before you can get approvals in place.

I wouldn't recommend land flipping as a strategy unless you are prepared to entitle the sites and spend money on soft costs to have the sites shovel ready.