Carry cost to exit
Taxes, interest, and holding expenses across your expected timeline, expressed as the total cost of waiting.
Land and development
Land Deal Analyzer for Raw and Development Parcels
Land does not produce income, so it cannot be underwritten like a rental. What matters is what you pay, what you carry, how long you hold it, and what someone will pay you when you are done.
Free account required. Three complimentary analyses, then membership for continued access.
What paid memberships unlock
Complimentary analyses include a verdict, plain-language why, key numbers, top three risks, basic next step, offer guidance when possible, and a one-page summary. The advanced features below require Investor Plus or Investor Pro, as applicable.
Resale spread
Projected disposition price against all-in basis, with the margin stated as both dollars and percent.
Entitlement and access risk
Zoning, utility access, and approval timeline treated as the primary risks rather than footnotes.
Exit routes
Flip to a builder, seller-finance to an end user, subdivide, or hold — ranked by the numbers you entered.
Time is the land investor's main expense
A parcel bought well and held four years longer than planned can lose to a parcel bought at full price and flipped in six months. Carry cost, opportunity cost, and approval delay are the real line items, so the analyzer treats the timeline as an input you must defend.
Exit route changes the math entirely. Seller-financing a parcel to an end user produces an income stream and a higher headline price; selling to a builder produces cash now at a discount. Both are modeled rather than assumed.
Metrics returned
- All-in basis per acre
- Annual carry cost
- Projected resale spread
- Hold period sensitivity
- Entitlement risk rating
- Seller-finance yield
Questions
- Does this work for infill lots as well as acreage?
- Yes. Single infill lots, rural acreage, and development tracts all use the same carry-and-exit framework.
- Can you model seller financing on the sale?
- Yes. Terms you offer a buyer can be modeled as an income stream against your basis.
- What if the entitlement outcome is unknown?
- Run the deal twice — approved and denied — and buy only if the denied case is survivable.