Emanay · Confidential Working Model
240 Godette School Road, Havelock, NC 28532 (Craven County)
Live model — edit any highlighted field, everything recalculates instantly
01
Zoning & Project Data
Reference data only — pulled directly from the Craven County Planning Department letter, tax card, GIS records, and the Canoy boundary survey. Not editable here; see the Feasibility Study for full citations.
02
Program & Site Mix
Two scenarios, priced on the same table. The county tax card already assesses this parcel as a 36-site mobile home park — that's the base case, income today, no construction required. The 49-site concept is the January 2025 preliminary plat: 26 long-term lots, 12 RV sites, and 11 camp sites, plus ancillary revenue from the bath house, general store, and event venue. Switch scenarios below; enter a rate per site type (highlighted cells) and revenue recalculates live.
| Site Type | # Sites | Rate ($/mo-equivalent per site) | Annual Revenue ($) | % of Total | |
|---|---|---|---|---|---|
| TOTAL (active rows) | — | — | 100% |
03
Development Cost Build-Up
Cost-based analysis for the Reconfiguration scenario only — the incremental capital to go from 36 sites to 49, not the underlying acquisition basis (already owned, seller-financed — see Section 04). Every line is priced at $0 until the deal team sources a bid or contractor estimate. Enter a cost per unit or a flat cost (highlighted cells); the build-up totals feed Section 05 with one click.
| Line Item | Qty | Cost / Unit ($) | Subtotal ($) |
|---|---|---|---|
| Hard Cost Subtotal | $0 | ||
| Contingency | $0 | ||
| Total Development Cost | $0 | ||
04
Existing Debt — Seller Financing
Terms as described by the owner. This is capital an incoming party cannot buy anywhere — zero-interest seller financing — but the note itself has not been reviewed, so treat every figure below as unconfirmed until it is.
Original Principal$400,000
Interest Rate0% (seller financed)
Monthly Payment$1,200
Note DateFebruary 2022 (DB 3711 PG 177)
Stated Term2-year balloon — matured February 2024
Balance Today, Per Owner$400,000
Straight-Line Paydown Since Note Date—
Flag — a $400,000, 0%-interest note with $1,200/month payments pays down roughly $14,400/year in principal. On that math, the balance today should be well under $400,000, and the stated 2-year balloon matured in February 2024 — yet the owner describes eighteen months of runway remaining. Either an extension or different terms exist. The note itself answers this; until it's read, the balance stays labeled per owner, not confirmed.
Balance Per Owner ($)
$
Monthly Payment ($)
$
Months Since Note Date
05
5-Year Pro Forma & Returns
Edit any highlighted assumption or year — Operating Cost, Net Revenue, NOI, and every return metric below recalculate instantly. Illustrative, feasibility-level only, and only as good as the rate and cost assumptions entered above.
Total Dev. Cost ($)
$
Stabilized Occupancy
%
Opex % of Revenue
%
Annual Revenue Growth
%
Exit Cap Rate
%
| ($) | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 |
|---|---|---|---|---|---|
| Gross Revenue | |||||
| Operating Costs | $0 | $0 | $0 | $0 | $0 |
| Net Revenue | $0 | $0 | $0 | $0 | $0 |
| Overheads / G&A | |||||
| Net Operating Income (NOI) | $0 | $0 | $0 | $0 | $0 |
Net Operating Income by Year
Total Development Cost
$0
Cumulative 5-Yr NOI
$0
Yield on Cost
0.0%
avg annual NOI ÷ TDC
Program Value (Site Mix)
$0
from Section 02, active rows
Estimated Exit Value
$0
Year 5 NOI ÷ Exit Cap Rate
Equity Multiple
—
total distributions ÷ dev. cost
Unlevered IRR
—
on incremental dev. capital, Yr 0–5
Total Engagement Fee
$75,000
milestone-based, per proposal
This is an illustrative, feasibility-level model only — not a substitute for a full underwriting model, appraisal, or audited projections. IRR and Equity Multiple are computed on the incremental development capital in Section 03 only; they exclude the underlying $400,000 acquisition basis and the existing seller-financed debt in Section 04, which the owner already carries. Every highlighted field is a placeholder until the deal team supplies a sourced assumption — Craven County lot rent, RV rate, and glamping comps have not yet been built and nothing here should be shared externally as a return projection. Use Export to save a JSON snapshot of your inputs, and Import to reload it later or hand it to someone else.
06
Risk Register
Every risk below is sourced from the county letter, tax card, GIS layers, and the Canoy survey — not a generic checklist. Filter by impact to prioritize diligence.
| Category | Risk | Probability | Impact | Mitigation |
|---|