VG Insight Board

2026-06-23 · Core n=6 · Extended n=0

Deal Prices n=6 comps

Avg Purchase

$916k

Avg Construction

$789k

All-In Cost

$1.7M

Avg Sale Price

$2.3M

→

Gross Profit

$567k

Cost per Sqft above-grade avg

Purchase

$255/sf

Construction

$211/sf

All-In Cost

$466/sf

Sale Price

$611/sf

→

Gross Profit

$145/sf

Returns n=6 comps

Avg Gross Margin

22.9%

Avg Hold Period

19 mo

Avg Gross Profit

$567k

Run Rates per month held · n=6

Construction Burn

$43k/mo

Capital Deployed

$98k/mo

Gross Profit

$33k/mo

▶Deal Economics

Metric	120 Beverly	2087 Dogwood	63 Montclair	112 Wildwood	1936 Parkwood	76 Midland
Purchase Price	$1,350,000	$825,000	$1,054,000	$860,000	$812,000	$593,770
Rehab Cost (Construction)	$738,157	$1,086,437	$708,604	$616,394	$1,030,197	$557,186
Non-Con Operating	$1,884,233	$1,546,303	$1,818,343	$1,237,876	$1,463,980	$898,115
All-In Cost	$2,088,157	$1,911,437	$1,762,604	$1,476,394	$1,842,197	$1,150,956
Sale Price	$2,950,000	$2,670,000	$2,700,000	$1,800,000	$2,250,000	$1,265,000
Net Profit	$861,843	$758,563	$937,396	$323,606	$407,803	$114,044
Gross Margin	29.2%	28.4%	34.7%	18.0%	18.1%	9.0%
Hold (months)	12.5 mo	21.0 mo	17.8 mo	16.4 mo	27.3 mo	16.2 mo
Rehab $/sqft	$166/sqft	$204/sqft	$213/sqft	$242/sqft	$186/sqft	$254/sqft
Sale $/sqft	$665/sqft	$502/sqft	$810/sqft	$707/sqft	$406/sqft	$576/sqft

▶Segment Benchmarks

Cell color = distance from portfolio avg. dark red >+2σ above avg · amber +1–2σ · light green −1–2σ · dark green <−2σ below avg

Segment	Avg lo/hi	Std Dev	CV / Pred	120 Beverly	2087 Dogwood	63 Montclair	112 Wildwood	1936 Parkwood	76 Midland
▶Construction Segments
16 Project Prep	$23,018 $14k/$33k	$7,016	30% · MED	$21,182	$32,549	$15,331	$14,474	$31,325	$23,247
18 Site Management	$43,045 $27k/$62k	$12,158	28% · MED	$48,484	$61,628	$53,003	$34,611	$27,499	$33,047
20 Site Systems	$3,262 $1k/$15k	$5,136	157% · LOW	—	$1,910	$1,012	$14,680	$994	$975
32 Demolition	$22,382 $15k/$38k	$8,122	36% · MED	$16,681	$27,604	$20,043	$16,706	$38,081	$15,176
42 Foundation	$39,537 $11k/$83k	$25,713	65% · LOW	$27,242	$83,116	$38,891	$15,571	$61,887	$10,513
44 Site Work	$7,026 $1k/$21k	$7,067	101% · LOW	$1,188	$20,755	$9,499	$1,582	$8,392	$740
52 Framing	$131,548 $74k/$193k	$41,242	31% · MED	$125,722	$192,801	$98,394	$123,215	$175,341	$73,814
53 Roofing	$13,343 $7k/$26k	$6,878	52% · LOW	$6,768	$18,517	$7,508	$11,054	$26,142	$10,071
54 Windows & Exterior Doors	$37,478 $28k/$53k	$8,052	21% · MED	$40,883	$37,138	$35,386	$30,632	$52,839	$27,989
56 Interior Stairs	$6,638 $3k/$10k	$2,160	33% · MED	$2,778	$6,811	$6,707	$6,763	$6,520	$10,248
58 Siding & Shutters	$32,764 $2k/$54k	$15,909	49% · LOW	$28,042	$53,575	$39,698	$31,306	$2,227	$41,735
62 HVAC	$26,582 $3k/$44k	$12,460	47% · LOW	$31,190	$44,476	$29,844	$25,877	$2,543	$25,560
63 Plumbing	$49,583 $32k/$73k	$13,746	28% · MED	$51,132	$57,095	$50,135	$34,548	$72,714	$31,877
64 Electrical	$41,045 $27k/$73k	$15,416	38% · MED	$37,946	$44,625	$32,460	$26,575	$73,135	$31,530
65 Security & Technology	$213 $0k/$0k	$104	49% · LOW	$201	$267	$201	$306	—	$303
66 Fireplaces	$4,305 $0k/$8k	$3,009	70% · LOW	$5,864	$5,864	$7,984	$180	$5,739	$199
67 Insulation & Soundproofing	$10,463 $6k/$22k	$5,445	52% · LOW	$8,230	$11,790	$7,516	$6,475	$21,992	$6,773
69 Drywall	$32,315 $20k/$51k	$9,517	29% · MED	$26,054	$33,190	$29,667	$19,696	$50,513	$34,768
71 Tile	$29,043 $19k/$46k	$9,887	34% · MED	$30,719	$37,019	$18,523	$22,708	$45,747	$19,542
72 Flooring	$25,525 $13k/$50k	$12,529	49% · LOW	$23,780	$32,171	$20,562	$13,659	$49,628	$13,351
73 Cabinetry & Countertops	$38,496 $21k/$56k	$13,277	34% · MED	$39,211	$55,727	$35,544	$21,276	$54,651	$24,565
74 Interior Carpentry	$67,800 $43k/$99k	$18,846	28% · MED	$73,270	$79,748	$61,916	$43,218	$99,166	$49,481
75 Painting, Wallpaper & Stain	$28,001 $18k/$52k	$11,006	39% · MED	$25,250	$27,699	$22,544	$17,935	$51,702	$22,876
76 Accessories	$7,458 $4k/$12k	$2,823	38% · MED	$6,972	$12,401	$3,699	$6,040	$9,655	$5,979
77 Appliances	$13,849 $0k/$26k	$8,033	58% · LOW	$20,524	$25,799	$12,991	$11,790	$15	$11,975
82 Exterior Carpentry	$23,239 $12k/$48k	$11,466	49% · LOW	$18,384	$22,684	$20,199	$18,742	$47,763	$11,664
84 Exterior Masonry	$7,334 $4k/$23k	$7,450	102% · LOW	$4,803	$23,291	$5,209	$7,050	—	$3,650
86 Fencing	$4,097 $1k/$12k	$4,287	105% · LOW	$3,408	$934	—	$12,435	$1,316	$6,490
88 Landscape & Grounds	$15,726 $7k/$25k	$7,196	46% · LOW	$10,140	$22,972	$20,610	$24,748	$8,450	$7,433
92 Punch List	$4,383 $2k/$12k	$3,637	83% · LOW	$2,108	$12,282	$3,528	$2,543	$4,218	$1,617
▶Non-Construction Segments
12 Buying	$928,884 $601k/$1373k	$241,350	26% · MED	$1,373,252	$832,732	$1,072,846	$868,212	$825,578	$600,686
13 Financing	$336,980 $163k/$516k	$141,051	42% · LOW	$265,753	$402,879	$516,018	$182,850	$491,440	$162,944
14 Holding Costs	$51,465 $35k/$73k	$12,145	24% · MED	$44,541	$73,467	$56,321	$54,984	$44,317	$35,160
93 Sale Preparation	$7,957 $3k/$10k	$2,368	30% · MED	$9,797	$7,973	$9,311	$9,136	$2,812	$8,712
95 Other Expenses-NonCon	$601 $0k/$2k	$864	144% · LOW	$1,708	$-105	$33	$80	$-35	$1,928
96 Selling	$148,920 $89k/$229k	$50,065	34% · MED	$189,181	$229,357	$163,814	$122,615	$99,869	$88,685
99 Sale	$2,272,500 $1265k/$2950k	$582,893	26% · MED	$2,950,000	$2,670,000	$2,700,000	$1,800,000	$2,250,000	$1,265,000

▶Rehab Cost $/sqft (Above-Grade)

Segment	120 Beverly 4436 sqft	2087 Dogwood 5319 sqft	63 Montclair 3332 sqft	112 Wildwood 2545 sqft	1936 Parkwood 5544 sqft	76 Midland 2197 sqft
16 Project Prep	$4.78	$6.12	$4.60	$5.69	$5.65	$10.58
18 Site Management	$10.93	$11.59	$15.91	$13.60	$4.96	$15.04
20 Site Systems	—	$0.36	$0.30	$5.77	$0.18	$0.44
32 Demolition	$3.76	$5.19	$6.02	$6.56	$6.87	$6.91
42 Foundation	$6.14	$15.63	$11.67	$6.12	$11.16	$4.79
44 Site Work	$0.27	$3.90	$2.85	$0.62	$1.51	$0.34
52 Framing	$28.34	$36.25	$29.53	$48.41	$31.63	$33.60
53 Roofing	$1.53	$3.48	$2.25	$4.34	$4.72	$4.58
54 Windows & Exterior Doors	$9.22	$6.98	$10.62	$12.04	$9.53	$12.74
56 Interior Stairs	$0.63	$1.28	$2.01	$2.66	$1.18	$4.66
58 Siding & Shutters	$6.32	$10.07	$11.91	$12.30	$0.40	$19.00
62 HVAC	$7.03	$8.36	$8.96	$10.17	$0.46	$11.63
63 Plumbing	$11.53	$10.73	$15.05	$13.57	$13.12	$14.51
64 Electrical	$8.55	$8.39	$9.74	$10.44	$13.19	$14.35
65 Security & Technology	$0.05	$0.05	$0.06	$0.12	—	$0.14
66 Fireplaces	$1.32	$1.10	$2.40	$0.07	$1.04	$0.09
67 Insulation & Soundproofing	$1.86	$2.22	$2.26	$2.54	$3.97	$3.08
69 Drywall	$5.87	$6.24	$8.90	$7.74	$9.11	$15.83
71 Tile	$6.92	$6.96	$5.56	$8.92	$8.25	$8.90
72 Flooring	$5.36	$6.05	$6.17	$5.37	$8.95	$6.08
73 Cabinetry & Countertops	$8.84	$10.48	$10.67	$8.36	$9.86	$11.18
74 Interior Carpentry	$16.52	$14.99	$18.58	$16.98	$17.89	$22.52
75 Painting, Wallpaper & Stain	$5.69	$5.21	$6.77	$7.05	$9.33	$10.41
76 Accessories	$1.57	$2.33	$1.11	$2.37	$1.74	$2.72
77 Appliances	$4.63	$4.85	$3.90	$4.63	$0.00	$5.45
82 Exterior Carpentry	$4.14	$4.26	$6.06	$7.36	$8.62	$5.31
84 Exterior Masonry	$1.08	$4.38	$1.56	$2.77	—	$1.66
86 Fencing	$0.77	$0.18	—	$4.89	$0.24	$2.95
88 Landscape & Grounds	$2.29	$4.32	$6.19	$9.72	$1.52	$3.38
92 Punch List	$0.48	$2.31	$1.06	$1.00	$0.76	$0.74

▶Budget $/sqft — Active Properties

Budget total = sum of all approved segment budgets. Above-grade sqft from architect plans. Historical avg rehab $/sqft (6 comps): $211/sqft.

Property	Above-Grade sqft	Basement sqft	Total Bldg sqft	Approved Budget	Budget $/sqft	vs. Hist. Avg
1309 Graymill	4,977	1,748	8,410	$1,068,500	$215/sqft	+$4/sqft
185 Fernwood	6,217	1,843	8,060	$1,334,600	$215/sqft	+$4/sqft
2154 Shackamaxon	4,406	1,477	7,460	$945,900	$215/sqft	+$4/sqft
25 Warren	3,977	1,004	5,218	$853,400	$215/sqft	+$4/sqft
32 Clinton	3,373	1,067	5,541	$724,100	$215/sqft	+$4/sqft
519 Highland	3,496	914	4,664	$750,600	$215/sqft	+$4/sqft

▶Segment Predictability (all 6 properties)

HIGH <15% CV

MED 15–40% CV

16 Project Prep 30%
18 Site Management 28%
32 Demolition 36%
52 Framing 31%
54 Windows & Exterior Doors 21%
56 Interior Stairs 33%
63 Plumbing 28%
64 Electrical 38%
69 Drywall 29%
71 Tile 34%
73 Cabinetry & Countertops 34%
74 Interior Carpentry 28%
75 Painting, Wallpaper & Stain 39%
76 Accessories 38%
12 Buying 26%
14 Holding Costs 24%
93 Sale Preparation 30%
96 Selling 34%
99 Sale 26%

LOW >40% CV

20 Site Systems 157%
42 Foundation 65%
44 Site Work 101%
53 Roofing 52%
58 Siding & Shutters 49%
62 HVAC 47%
65 Security & Technology 49%
66 Fireplaces 70%
67 Insulation & Soundproofing 52%
72 Flooring 49%
77 Appliances 58%
82 Exterior Carpentry 49%
84 Exterior Masonry 102%
86 Fencing 105%
88 Landscape & Grounds 46%
92 Punch List 83%
13 Financing 42%
95 Other Expenses-NonCon 144%