Run the numbers before you commit to the land.
I built this starter pack around the questions I use to screen residential development opportunities: due diligence, feasibility, budget, deal comparison and timing.
Sohrab Izad — builder, operator, and founder of Izad Development.
I’ve spent more than fifteen years in construction and building materials in Canada and now apply that operating experience to residential development in North Atlanta. The point of this site is simple: show the work, share the systems, and let the numbers speak for themselves.
Five files for deciding whether a deal deserves more time and capital.
The free pack is intentionally focused on the front end of a deal. Use it to organize the questions, pressure-test the assumptions and compare opportunities before you move deeper into due diligence.
Land Due Diligence Checklist
Zoning, utilities, environmental, title and market questions to investigate before you get too far into a site.
Development Feasibility Calculator
Plug in land, construction, soft costs and financing to see estimated profit, margin and ROI.
Construction Budget Template
A clean starting structure for organizing major trades and testing whether your build assumptions are realistic.
Deal Analysis Sheet
Compare several opportunities on the same metrics instead of evaluating each one in isolation.
Development Timeline
Map the major phases from acquisition through construction and disposition so timing risk is visible early.
Three passes before I get emotionally attached to a deal.
The point is not to make a spreadsheet look sophisticated. It is to force the obvious questions onto the page before a property starts feeling inevitable.
Can I actually build it?
Start with zoning, access, utilities, site constraints, title and the basic development path.
Does the math survive?
Stress-test land price, hard costs, soft costs, financing, sale assumptions and contingency.
Is it better than the alternatives?
Compare margin, capital required, duration and execution risk against the other deals on your desk.
251 Traditions Drive — a completed and sold North Atlanta project.
A real finished home, real internal cost control, and project economics from the same operating environment behind the Toolkit.
Built by Izad Development, led by Sohrab Izad.
This is the kind of project context the spreadsheets are built around: acquisition basis, construction spend, carrying and transaction costs, budget control, and a clear exit. The figures below are approximate project-specific economics from the completed home.
Project figures are approximate and shown for transparency only. They are not a forecast, investment solicitation, or guarantee of future cost, profit, margin or return.
Construction and building-materials operating experience, now applied to residential development in the U.S.
I’m not pretending to be a 20-year U.S. developer.
I’ve spent more than fifteen years around construction and building materials in Canada. I’m now building a residential development company in Georgia and documenting the process as I go.
These files are the simplified versions of the structures I use to think through land, feasibility, budgets and timelines. They are meant to help you ask better questions and organize your own numbers.
For finished work and active development context, see Izad Development. For the day-to-day build, follow @sohrabizad.
The free pack helps you decide. The paid toolkit helps you execute.
I separated the two on purpose. The Starter Pack is for screening opportunities. The Contractor-to-Developer Toolkit adds the operating documents you need once a deal moves forward.
“Should I pursue this?”
Front-end decision tools for evaluating an opportunity.
- Land due diligence checklist
- Feasibility calculator
- Construction budget starter
- Deal comparison sheet
- Development timeline
“How do I run it?”
Execution tools for a deal you have decided to move forward with.
- Detailed deal underwriting / pro forma
- Due diligence + permitting checklist
- GC / subcontractor / vendor contract templates
- Budget, draw and cost-tracking workflow
- Change-order, lien-waiver and warranty structure
Underwriting
Contractor controls
Budget control
The Small Developer Starter Pack
Put your own assumptions into the files, mark the unknowns, and use the gaps as your next due-diligence questions.
- Land Due Diligence Checklist
- Development Feasibility Calculator
- Construction Budget Template
- Deal Analysis Sheet
- Development Timeline
Privacy
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Important disclaimer
The files and content on this site are educational and operational tools, not legal, tax, investment, engineering, zoning or other professional advice.
Development rules, contracts, lien waivers and permitting requirements vary by jurisdiction. Have qualified local professionals review anything you intend to rely on for a real transaction or project.
Any examples, assumptions or templates should be adapted to your own deal and independently verified.