{
  "affordable_sensitivity": {
    "planning_homes": 3,
    "mix": "1 x 1BD at $1300 and 2 x 2BD at $1650; illustrative unverified rent limits",
    "result": {
      "homes": 22,
      "scheduled_rent": 514800,
      "other_income": 13200,
      "egi": 501600,
      "opex": 121000,
      "taxes": 65880,
      "noi": 314720,
      "reserves": 7700,
      "tdc": 8839752.07,
      "debt_service": 435811.32028611447,
      "dscr": 0.7221473728433286,
      "cash_after_reserves_debt": -128791.32028611447,
      "value": 5722181.818181818,
      "max_supportable_cost": 5319669.77828073,
      "cost_reduction_gap": 3520082.29171927,
      "gap_pct": 39.82105226305595
    }
  },
  "revision": "EV-G1 geometry; finance reconciled 2026-10-09",
  "address": "4823 S Evans Avenue, Chicago",
  "source": {
    "basis": "Current model with RFP land allowance; retained EV-G1 geometry and original study rents",
    "review": "./../development-review/4823.json"
  },
  "homes": [
    {
      "id": "A-G-front",
      "bedrooms": 1,
      "polygon": [
        [
          5,
          20
        ],
        [
          22,
          20
        ],
        [
          22,
          30
        ],
        [
          40,
          30
        ],
        [
          40,
          45
        ],
        [
          5,
          45
        ]
      ],
      "gross_sf": 695,
      "net_sf": 639.4,
      "monthly_rent": 1700
    },
    {
      "id": "A-G-elbow",
      "bedrooms": 2,
      "polygon": [
        [
          5,
          0
        ],
        [
          58.5,
          0
        ],
        [
          58.5,
          30
        ],
        [
          55,
          30
        ],
        [
          55,
          25
        ],
        [
          45,
          25
        ],
        [
          45,
          20
        ],
        [
          5,
          20
        ]
      ],
      "gross_sf": 1155,
      "net_sf": 1062.6000000000001,
      "monthly_rent": 2200
    },
    {
      "id": "B-G-front",
      "bedrooms": 1,
      "polygon": [
        [
          5,
          80
        ],
        [
          22,
          80
        ],
        [
          22,
          70
        ],
        [
          40,
          70
        ],
        [
          40,
          55
        ],
        [
          5,
          55
        ]
      ],
      "gross_sf": 695,
      "net_sf": 639.4,
      "monthly_rent": 1700
    },
    {
      "id": "B-G-elbow",
      "bedrooms": 2,
      "polygon": [
        [
          5,
          100
        ],
        [
          58.5,
          100
        ],
        [
          58.5,
          70
        ],
        [
          55,
          70
        ],
        [
          55,
          75
        ],
        [
          45,
          75
        ],
        [
          45,
          80
        ],
        [
          5,
          80
        ]
      ],
      "gross_sf": 1155,
      "net_sf": 1062.6000000000001,
      "monthly_rent": 2200
    }
  ],
  "areas": {
    "lot_rfp": 12500,
    "lot_gis_approx": 12306,
    "plate": 5890,
    "enclosed_gsf": 21960,
    "open_loggias_stairs": 3040,
    "far_conservative_area": 25000,
    "upper_apartment_gross_sf": 15390,
    "upper_net_estimate": 14158.8,
    "ground_apartment_gross_sf": 3700,
    "ground_net_estimate": 3404,
    "ground_services": 1080,
    "ground_new_passage_enclosed": 350,
    "ground_core": 360,
    "ground_loggia": 400,
    "exterior_stairs_per_floor": 360,
    "total_apartment_gross_sf": 19090,
    "total_apartment_net_estimate": 17562.8
  },
  "assumptions": {
    "vacancy": 0.05,
    "other_month": 50,
    "opex_home": 5500,
    "tax_sf": 3,
    "reserve_home": 350,
    "loan_pct": 0.65,
    "interest": 0.065,
    "amort_years": 30,
    "cap_rate": 0.055,
    "soft": 0.2,
    "contingency": 0.08,
    "land": 258427.27
  },
  "incremental_cost": {
    "existing_all_floor_hard": 6543000,
    "new_hard_allowance": 161160,
    "soft": 32232,
    "contingency": 12892.800000000001,
    "tdc_increment": 206284.80000000002,
    "basis": "Provisional $40/net residential sf for unfinished fit-out scope plus $25,000 access/service alterations; charge only if excluded from baseline $275/enclosed gsf. If fully included, use zero-extra case."
  },
  "baseline": {
    "homes": 18,
    "scheduled_rent": 439200,
    "other_income": 10800,
    "egi": 427500,
    "opex": 99000,
    "taxes": 65880,
    "noi": 262620,
    "reserves": 6300,
    "tdc": 8633467.27,
    "debt_service": 425641.21027272835,
    "dscr": 0.6169985275432495,
    "cash_after_reserves_debt": -169321.21027272835,
    "value": 4774909.090909091,
    "max_supportable_cost": 4439030.494319031,
    "cost_reduction_gap": 4194436.775680969,
    "gap_pct": 48.58345603806254
  },
  "revised": {
    "homes": 22,
    "scheduled_rent": 532800,
    "other_income": 13200,
    "egi": 518700,
    "opex": 121000,
    "taxes": 65880,
    "noi": 331820,
    "reserves": 7700,
    "tdc": 8839752.07,
    "debt_service": 435811.32028611447,
    "dscr": 0.7613845362762878,
    "cash_after_reserves_debt": -111691.32028611447,
    "value": 6033090.909090909,
    "max_supportable_cost": 5608708.775511921,
    "cost_reduction_gap": 3231043.294488079,
    "gap_pct": 36.551288643642685
  },
  "fully_costed_shell_case": {
    "homes": 22,
    "scheduled_rent": 532800,
    "other_income": 13200,
    "egi": 518700,
    "opex": 121000,
    "taxes": 65880,
    "noi": 331820,
    "reserves": 7700,
    "tdc": 8633467.27,
    "debt_service": 425641.21027272835,
    "dscr": 0.7795767702741643,
    "cash_after_reserves_debt": -101521.21027272835,
    "value": 6033090.909090909,
    "max_supportable_cost": 5608708.775511921,
    "cost_reduction_gap": 3024758.494488078,
    "gap_pct": 35.03526914381965
  },
  "publication": "Current starting assumptions, including $258,427.27 RFP land allowance; conceptual, unpriced architecture",
  "original_source": {
    "local_head": "5a40d20bebbcdfbc1ac29a764e0e2d89665f59a9",
    "local_status": "Older local checkout reconciled against deployed v11 and saved v12; only ownership-input support differs",
    "live_v11_commit": "f90ff01272c8a3fd7874905206a7b9cd066cccb7",
    "saved_v12_commit": "05384efd21a4f49c5ffd36215cb5e578580a9748",
    "live_source_verified": true,
    "basis": "Verified v11 Evans geometry and finance; published release excludes unrelated saved-v12 changes"
  }
}