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NORTH EUSTIS MEDICAL PLAZA — MODEL ASSUMPTIONS
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Blue-font cells are editable inputs. The base case assumes separately platted fee-simple bays, refundable reservations before final plat recordation, binding purchase contracts in Month 13, and a private equity raise to acquire the land and fund pre-loan development costs.
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PROJECT DATA
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AssumptionValueUnitsSource / Comment
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Project NameNorth Eustis Medical PlazaUser-provided
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Model Start Date08/01/2026datePreliminary; editable
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Construction / Hold Period24monthsTwo-year development period
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Gross Building Area37,500GSFUser-provided
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Rentable / Sellable Efficiency99.0%%User-provided
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Rentable / Sellable Area37,125SFGross SF × efficiency
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Building TypeClass A Medical Office — separately platted fee-simple baysConfirmed structure
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Parking Spaces130spacesSite Plan C1
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Parking Ratio3.50spaces / 1,000 SFParking spaces ÷ sellable SF × 1,000
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SALES, PLATTING & DEPOSIT ASSUMPTIONS
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AssumptionValueUnitsSource / Comment
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Sale Price$550.00$ / sellable SFTarget pricing assumption
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Gross Sellout$20,418,750$Sellable SF × sale price
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Refundable Reservation Target100.0%% of sellable SFMonths 1–12; no project cash assumed
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Binding Contract Deposit30.0%% of purchase priceCollected after final plat recordation
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Restricted Deposit Portion10.0%% of purchase priceHeld restricted until closing
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Usable Deposit Portion20.0%% of purchase pricePotentially available for qualifying project costs; counsel/lender to confirm
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Balance Due at Closing70.0%% of purchase price1 − binding contract deposit
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Broker Commission5.0%% of gross salesPaid at unit closings
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Other Sales Closing Costs-% of gross salesEditable placeholder
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PROJECT COST & CONSTRUCTION LOAN ASSUMPTIONS
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AssumptionValueUnitsSource / Comment
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Shell Construction Cost$185.00$ / GSFConstruction budget basis
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Hard Cost Contingency10.0%% of hard-cost subtotalOriginal budget assumption
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Development Fee5.0%% of hard costs totalSponsor/developer fee for entitlement, design, financing, sales coordination and overall development
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Sponsor Co-Invest-$Editable; PPM investors fund base-case equity requirement
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Construction Loan Commitment$7,500,000$Preliminary; model calculates maximum required balance
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Construction Loan Interest Rate7.5%% annuallyUser assumption
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Loan Origination Fee1.0%% of commitmentPreliminary
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Construction Loan Closing Month13month numberConstruction financing closes after the shovel-ready milestone
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Annual Property Tax Carry$126,092.97$ / yearUser analysis; confirm assessed value and timing
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Construction Management Fee2.0%% of hard costs totalOwner-side construction administration; separate from GC overhead and profit
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PPM, PLATTING & INVESTOR RETURN ASSUMPTIONS
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AssumptionValueUnitsSource / Comment
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PPM Launch Month1month numberAugust 2026; offering documents assumed ready and marketing begins
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Final Plat Recordation Month12month numberFinal plat recordation included in the 12-month shovel-ready target
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Binding Contract / Deposit Month13month numberBinding contracts and deposits begin after recordation
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Scheduled Unit Closing Month24month numberAssumes CO and deed closings at project completion
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PPM Legal, Offering & Administration Costs$100,000$Placeholder — securities counsel to confirm
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PPM Working Capital Reserve$100,000$Liquidity buffer included in equity target
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Placement Agent / Capital-Raising Fee7.5%% of gross PPM raiseBase case; pay only through a properly registered broker-dealer / placement agent
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Investor Preferred Return8.0%% annuallyIllustrative; final PPM and operating agreement control
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GP Promote / Residual Profit Share20.0%% of residual profitAfter return of investor capital and preferred return
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Proposed Securities ExemptionRule 506(c) — counsel to confirmGeneral solicitation only if all purchasers are accredited and status is verified
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Investor Marketing / Digital Lead Generation$100,000$Website, creative, compliant digital campaigns and investor materials
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Hotel Presentations / Investor Roadshows$50,000$Venue, audiovisual, catering and presentation costs
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Domestic & Foreign Investor Travel$50,000$Investor meetings and travel; foreign offering laws require counsel review
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Investor Residual Profit Share80.0%% of residual profitFormula: 1 − GP promote
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Placement Fee — Low Case5.0%% of gross raiseSensitivity only
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Placement Fee — High Case10.0%% of gross raiseSensitivity only
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Fundraising Period6monthsAugust 2026 through January 2027
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Construction Loan Closing Month13month numberAfter the 12-month shovel-ready period
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Minimum Offering Amount-$Best-efforts rolling closes; counsel to confirm
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Use of Offering ProceedsImmediately after each rolling closingEntitlements, design, permitting, legal, marketing, land closing and disclosed development expenses
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Minimum Fixed Cash Reserve-$Dynamic entitlement reserve is calculated separately
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Fundraising StructureBest efforts; rolling closings — counsel to confirmAccepted subscriptions are released periodically rather than waiting for the full raise
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Gross PPM Maximum Offering$4,500,000$Editable base-case maximum offering
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Land Seller EntityRelated-Party Land Seller LLCCompany owned by Johann Puruncajas and partner; replace with exact legal name
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Title Transfer / Seller Note Month1month numberTitle transfers early to provide the project and investors direct ownership security
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Land Seller Note Principal$3,000,000$Fixed related-party land purchase price
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Land Seller Note Interest Rate-% annuallyUser instruction: no interest in base case
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Land Closing Costs$45,000$Estimated closing, title and recording costs
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Entitlement Liquidity Reserve3months of forecast costsBefore paying the seller note, preserve near-term shovel-ready expenses
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Seller Note Payoff Required at Construction Loan Closing-% of outstanding balanceBase case assumes subordination rather than mandatory payoff
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Seller Note Payoff from Final Unit Closings100.0%% of remaining balancePaid after construction-loan repayment and before equity distributions
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Construction-Lender CollateralSeller note subordinated; designated unsold units may be pledged if requiredInformational assumption; lender and counsel to finalize
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Development Fee Earned During Shovel-Ready Period50.0%% of total development feeRemaining 50% paid during construction
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Sales Marketing Spent During Shovel-Ready Period50.0%% of project marketing budgetRemaining 50% spent during construction and unit sales
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