What the Investor makes, at the two levers that move it.
Move build cost and sale price. Equity in, the profit split, and the investor's return recompute instantly. Return of capital first, then 60% of profit to the investor.
Levers
$375 / SF
$350$375$415$440
$890 / SF
$850$890$975$1000
Fees on sale 6%
The Investor's numbers
Total development cost
Equity in (return of capital)
Net profit before waterfall
Investor cut of profit (60%)
Investor total distribution
Investor return on capital
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Capital returnedInvestor profit (60%)Sponsor profit (40%)
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Fixed assumptions: 8,500 SF · lot $1,900,000 · 85% LTV / 15% equity · 5% contingency · 1.5% PM fee · $375,000 carry · 60/40 profit split · fees on sale 6% (standardized across both bases). Build cost is the only assumption that changes between the $375 and $415 bases. Figures agree with the delivered pro-forma workbook (consistent method).