Construction status · editable via ⚙
Phase 2 · Structure I
target completion —
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Budget snapshot
Where the construction budget stands today, before Draw 03. Total bank budget splits cleanly between the fixed contract and the lender's contingency cushion.
Construction contract (fixed)
$245,000
Tomorrowland Dev. LLC · lump-sum per Section 3.1
Contingency cushion
$24,503
Lender buffer · only spent on change orders
Authorized (bank-approved)
$80,179
29.7% of total · claimable from loan
Available (still to fund)
$189,355
70.3% of total · future draws
Total bank budget: $269,534 (contract + contingency)
Budget by category · 11 categories · authorized via RBI draws
High-level rollup of the bank budget. Authorized totals are derived from line items inside each RBI draw. Categories in red have been authorized above their budget. Line-item detail lives in admin ⚙ → each RBI draw.
Line item
Budgeted
Authorized
Available
% Funded
Authorized (claimable from loan)
Available (future draws)
Contingency: $7,289 of $24,503 used (29.7%). Only foundation + structural shell complete. Typical contingency burn at this stage is 5–15%. Confirm with builder which line items absorbed it — that's where the real story is.
Tomorrowland builder payments · 5 fixed milestones · paid to builder
Contract draws per Tomorrowland LLC. Status: planned or paid. Editable via ⚙.
#StagePlannedPaid dateAmount plannedAmount paidStatus
RBI draw requests · lender side · variable count · 7-stage workflow
Each RBI draw bundles a list of budget line items. Click ▸ to expand pipeline, dates, amounts, and line items funded. Editable via ⚙.
Loan position · computed from RBI wires
Loan drawn against $254,800 ceiling
$0 of $254,800 disbursed · $254,800 still available
$0$85k$170k$254.8k
Interest accrued · today
$0
Live: sum across loan-funded draws
Interest projected · at sale
$0
If sold 08/31/2026 at current draw plan
Inspection fees paid
$0
$350 per loan draw
Cash invested to date
$0
Land + cash-paid draws (no interest cost)
Interest cost — projection from today
Every dollar drawn today accrues 9.25% APR until repaid (interest-only on disbursed amounts). Daily interest cost = drawn balance × 0.0925 ÷ 365. Loan max is $254,800, but you only need $134,750 (D03 + D04 + D05).
After Draw 03 ($49k drawn)
$12.42/day
≈ $378/month · $4,533 if held 12 mo
After Draw 04 ($98k drawn)
$24.83/day
≈ $755/month · $9,065 if held 12 mo
Peak: after Final draw ($134,750)
$34.15/day
≈ $1,039/month · $12,464 if held 12 mo
Pacing matters. Each month a tranche stays undrawn saves ~$385–$1,964 in interest. Don't draw faster than you spend.
Selling forecast — interest through sale
Planned draws (per contract Appendix C): D03 $49k today, D04 $49k mid-June, D05 $36,750 end of July. Total loan drawn: $134,750 (out of $254,800 max — your cash covers the rest). Day count: actual/365.
P135 d @ $49,000$12.42$435$435
P246 d @ $98,000$24.83$1,142$1,577
P331 d @ $134,750$34.15$1,059$2,636
Interest by 08/31/2026 (house ready)
$2,636
112 days of loan carry
Draw inspection fees
$700
2 more × $350 (D04 + final)
Each month sale slips
+$1,025
$34.15/day on $134,750 balance
Loan term remaining at sale
~9 mo
Term ends 05/11/2027
Scenario explorer — drag the sliders
Move the sliders to see how sale timing and price affect your bottom line. Everything below recalculates live.
Loan interest (total)
$2,720
112 days carry · $134,750 peak bal
Realtor commission (6%)
$22,200
Adjust % verbally if needed
Total costs (all-in)
$336,720
Land + build + insurance + loan + commission + sale closing
Gross pre-tax margin
$33,280
9.0% of sale price
Live margin breakdown:
Sale price+$370,000
Land cost (paid 12/26/2025, your figure)−$44,014
Construction contract (fixed, Tomorrowland Development LLC)−$245,000
Loan closing costs (paid)−$13,622
Insurance — Builder's Risk + Premises Liability (12-mo, fully earned)−$1,098
Loan interest (112 d)−$2,686
Draw inspection fees (2 × $350)−$700
Sale-side closing costs (2% — FL doc stamps + title + recording)−$7,400
Realtor commission (6%)−$22,200
Gross pre-tax margin$61,224
Heads up: Sale month is at or past loan-term end (05/11/2027). At that point you'll need to extend with RBI, refinance into a takeout product, or pay off the balloon from cash.
Fixed assumptions: Land $44,014 (your figure) · Construction $245,000 FIXED contract (Tomorrowland Dev. LLC, Section 3.1 — bank's "contingency used" line is just their nomenclature, part of the $245k) · Loan closing $13,622 (paid) · Insurance $1,098 (Builder's Risk + Premises Liability, 12-mo fully-earned) · 6% commission + 2% sale-side closing costs (per Tomorrowland investor model) · day count actual/365.
Real downside risk only if change orders (Section 6 of contract) push contract above $245k. The bank's $24,503 contingency line is a lending cushion, not a guaranteed expense. If real overruns happen via signed change order, margin reduces dollar-for-dollar.
Opportunity cost — visualized
If your $154k of cash had sat in a passive investment instead of the build, what would it have earned over the same time? Each bar shows the dollar profit you'd take home in that scenario, at the current sale date. The gold bar is your actual build.
Your cash deployed
$154,264
Land $44k + Draws 1+2 $110k
Time locked up
200 d
≈ 6.6 months · weighted
Project's annualized return
39.4%
Apples-to-apples vs benchmarks
Your build (current scenario)
Passive benchmarks (same time period)
How to read it: The gold bar is your projected $$ from the build at the current sale month and price. The gray bars are what $154k would have earned in each passive option over the same time. The build's edge isn't free — it carries execution risk, illiquidity, and concentration. A 4.5% HYSA never has a bad month.
ROI & ROIC analysis
Two different lenses on returns, plus risk metrics. All recalculate live with the sliders.
Return on YOUR cash (ROI)
Cash-on-cash ROI (lifecycle)
21.6%
Margin ÷ $154,264 own cash
Cash ROI annualized
39.4%
Compounded to APY equivalent
Margin as % of sale
9.0%
Industry benchmark: 8–15%
Leverage multiplier
1.89×
Your cash ROI ÷ project ROIC
Return on ALL capital deployed (ROIC) — yours + the loan
ROIC (lifecycle)
11.4%
Margin ÷ $291,264 total capital
ROIC annualized
29.2%
Weighted by deployment time
Breakeven sale price
$333,826
Below this, margin goes negative
Margin of safety
$36,174
Price drop tolerance · 9.8%
ROI vs ROIC — what's the difference? ROI measures return on your money. ROIC measures return on all money (yours + the bank's). The gap between them is how much leverage is amplifying your equity return. A leverage multiplier of 1.89× means every dollar of your cash earns 1.89× what the underlying project earns per dollar of total capital — that's the power of using a construction loan instead of paying cash for everything.
Future ventures — scenario explorer
After Site #1 closes (expected Aug 2026), your projected cash on hand is up to $200,000 (includes April 2026 bonus). Three ways to deploy it for the next build. Pick a model and a financing posture; all three scenarios update live.
Tomorrowland model
Osaka · 2,222 sqft
Tokyo · 1,802 sqft
📊 Editable assumptions — update as facts come in
A. One house, low leverage
Use most of your cash up front. Smallest possible loan. Lowest interest cost.
Net pre-tax profit
$45,000
Cash deployed$200,000
Peak loan balance$89,000
Loan interest$2,300
Timeline to exit8 mo
Cash-on-cash ROI22.5%
Annualized ROI33.8%
B. Two lots, build sequentially
Buy 2 lots up front. Build #1, sell, redeploy proceeds into Build #2. Longer timeline, lower peak risk.
Net pre-tax profit (both houses)
$80,000
Cash deployed$200,000
Peak loan balance$135,000
Loan interest (both)$5,300
Timeline to full exit16 mo
Cash-on-cash ROI40.0%
Annualized ROI30.0%
C. Two lots, build in parallel FAST
Buy 2 lots, run two builds concurrently. Highest peak loan exposure and management load — fastest to two profits.
Net pre-tax profit (both houses)
$66,000
Cash deployed$200,000
Peak loan balance$270,000
Loan interest (both)$8,200
Timeline to full exit8 mo
Cash-on-cash ROI33.0%
Annualized ROI49.5%
Side-by-side profit comparison (your cash returned + profit):
How to read these: Scenario A maximizes safety — least loan exposure, smallest interest bill, but only one house in the cycle. Scenario B doubles volume at the cost of time — your cash works twice but takes 16 months. Scenario C is the time-efficient play — fastest 2× compounding, but you carry ~$270k of bank debt across two simultaneous projects and have to juggle Tomorrowland on both. Returning-borrower rate discount (~0.5%) is already factored in via the loan-rate slider.
Assumptions baked in: Same Osaka/Tokyo economics per current contract pricing · Build time 6 mo · Sell time 2 mo · Land $44k per lot · 6% commission + 2% sale closing · Same insurance + lender fees as current build · No change orders. The numbers are projections, not promises — use as a directional comparison, not a quote.
Lots 2 + 3 cash flow analysis
The scenario: divest the $110k you currently have in Lot 1 (via RBI reimbursement draws on D1+D2), use it to buy Lots 2 and 3 now at locked prices. Compare sequential vs parallel build of Lots 2 and 3 after Lot 1 sells. Chart below traces your cash position month-by-month over 18 months.
📊 Cash flow assumptions — edit anything
Starting cash (after divestment)
$110,000
Recovered via reimbursement draws
Lowest cash · sequential path
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In month X
Lowest cash · parallel path
—
In month X
Total profit (both paths)
—
Lot 1 + Lot 2 + Lot 3 combined
Monthly net cash flow — column chart over 18 months. Y-axis tight at ±$30k so monthly interest payments ($1-2k) read clearly; big sale-month and dual-loan-start bars get clipped with real values labeled in red above the bar (Excel-style axis break). Hover for exact amounts.
Sequential (Lot 2 → sell → Lot 3)
Parallel (Lot 2 + Lot 3 simultaneously)
Comparison
Total time to full exit (Lot 1+2+3)——
Total profit across 3 lots——
Peak loan exposure——
Lowest cash position (risk)——
Annualized ROI on ~$154k initial——
How to read this: Both paths end in roughly the same total profit — the choice is between safer + slower (sequential) and faster + tighter (parallel). The chart's lowest dip tells you the worst cash moment in each path. If the parallel line dips below ~$15k, that's the early warning — you'd need a buffer (April bonus, family credit line, or delay one build).
Critical unverified assumptions before committing: (1) RBI will fund reimbursement draws on D1+D2 — confirm with your loan officer. (2) RBI will approve a SECOND construction loan while Lot 1 is still under construction — they may want Lot 1 to close (sell) first. (3) Lot prices at $55k — verify via Marion County property appraiser, NOT just Regis's quote. (4) Tomorrowland builds Lots 2 and 3 simultaneously without compromising quality — confirm directly. (5) The half-D1 split of $24.5k assumes permits+survey+eng+NOC together cost roughly 50% of D1 — verify with Tomorrowland's actual line-item breakdown.
