MAO — Raw Land / Wholesale
Maximum Allowable Offer for raw acreage sold to a builder. Tuned for subdivision land in Middle Tennessee.
Revenue Assumptions
Lot count Realistic net after roads & detention
Finished lot value What builder pays per ready lot
Builder pays % of total lot value 25-30% raw · 35-42% entitled
Total acreage
Your profit target Assignment fee or wholesale spread
Soft Costs
Survey / boundary work
Civil engineer / preliminary plat
Attorney / title / contract
Phase I environmental
City fees / misc
Results
Total lot value
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Builder's max land budget
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Total soft costs
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Your profit target
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Your MAO
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MAO per acre
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If entitled (38% builder ratio)
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Upside from entitling first
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Deal Health Check
Minor Subdivision Model
Full P&L for small lot splits — based on your Maury County model structure.
Deal Terms
Purchase price
Number of lots
Sale price per lot
Realtor commission
Partner A equity split
Development Costs
Survey + plat
Soil / perc tests
Legal / admin
Filing fee
Holding + marketing + travel
Contingency rate
Acquisition closing costs
P&L Summary
Investor Returns
Lot Price Sensitivity
Monthly Cash Flow
Entitlement Deal Analyzer
Buy raw land, entitle it, sell to a builder at a premium. Models the full risk/return of doing the work.
Acquisition
Land purchase price
Gross acreage
Projected lot count
Entitlement Costs
Civil engineer / plat design
Survey / boundary
Attorney / title
City fees + applications
Holding costs (monthly × months)
Misc / contingency
Sale Assumptions
Finished lot value to builder
Builder pays % (entitled land)
Return Analysis
Sensitivity — Lot Count vs Profit
vs Raw Wholesale Deal
Quick Flip / Assignment
Simple in-out deal. Buy low, assign or resell fast. No development work.
Deal Inputs
Purchase / contract price
Expected resale / assignment price
Acquisition closing costs
Disposition closing / fees
Realtor commission on sale
Due diligence / misc costs
Hold time (months)
Monthly carry cost
Deal Summary
Resale Price Sensitivity