30 Acre Commercial Development

TRAVELER_D

I need 4 acre retention lake /2700 ft of private road /sidewalks/ curves storm sewers/ water mains/ and sewer lines. I'm creating 10 pads for a hotel / shopping center /bank and medical building. Bank wants to know my budget . The only area I'm not sure of is water and sewer.
Am I close thinking I can get it all done for $1.2 million

Bob Kovacs

I've never understood how someone could get involved in something as large as a 30-acre, 10 pad commercial development without a clue as to what it's going to cost. I mean, how do you know if the deal is going to work if you don't know the improvement costs??

First, whether you can get the sitework done for $1.2 million is going to depend a lot on where "here" is- are you in rural Arkansas, or downtown Manhattan? That being said, your budget sounds very light regardless of where you are. You've got almost 1.1 million SF of area to improve, so $1.2 million gives you just over $1/SF of site area for improvements. Here in NJ, typical commercial site improvement generally runs between $4/SF and $5/SF- depending on where you are in the country, in some areas you can get it done for much less, but I seriously doubt you'll ever get down to the $1/SF range.

Of course, we haven't seen your site plans, so one can never tell- but 10 pads on 30 acres sounds like a whole lotta parking, which requires a whole lotta storm piping and retention work, which isn't cheap.

Bob

jmic

Traveler,
If you feel comfortable in using that number that you pulled out of yer a$$, go for it. There's so many different variables that could blow that figure out of the water. I just don't know how people can sleep at night tossing these figures around with nothing substacial to go by.

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Joe

Bob Kovacs

Aww, c'mon J- you oughta be able to go down there and hook him up, no? $1.2 million is a lotta money for just pushin' some dirt around and throwin' some pipe in a trench, isn't it? Or are you some kinda primadonna or somethin'?

Bob

jmic

Throw the 1.2 mil. on the table, no guarantee's when the money runs out, it runs out. Maybe the job will be completed........maybe not!

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Joe

jimmydennis

I think you guys scared the traveler D#%* away! LOL

Double-A

"Be a little careful about your library. Do you foresee what you will do with it? Very little to be sure. But the real question is, What it will do with you? You will come here and get books that will open your eyes, and your ears, and your curiosity, and turn you inside out or outside in.” -- Ralph Waldo Emerson

Same can be said for the forums you choose.

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New York Times, July 20, 2006

TRAVELER_D

I like the comment about scraping some dirt and doing a few trenches.
I didn't just pull the numbers out my A$$ as was suggested. I just am trying to get a nice return on my dollar . When you buy the land at 4.50 a foot subdivide it and sell it for $13 a foot in 6 months I figure the scraping and digging and a few roads and curbs is not going to cost me 8.50 a foot

Good luck to all

PipeGuy

Provided you picked up more than a couple of acres, you oughta' be just fine with an initial ROI of $370,260 an acre (($13.00 - $4.50) x 43,560 'feet' per acre). Hard to beleive old 'farmer Joe' let that get buy him.
Good luck.

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rino1494

Well, it depends on the cuts and fills and the depth of the sewer/storm lines. We typically can do roads for about $160-180 per ft. This includes everything but gas, water and pavement.

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747

So if i understand you original post your just asking how much to install the water lines and sewage lines. Are you hooking up to city water and sewage? The water lines won't be bad but the sewer lines are much more labor intensive. But there could be hidden variables. Like digging and hitting rock. I seen a gc buy a vacant lot by me thought he was going to dig foundation no problem. WRONG. Had to bring in a cat with a massive jack hammer on it. They spent two days jack hammer rock with that cat. Got back home today looks like first floor is frammed.

TRAVELER_D

City water and sewer lines are to the site so hook up will be easy. We just need to bring the utilities to each of the parcel

Dustball

We buy in-fill lots in the city here to build single family houses on. We came across a lot near the Mississippi and I did some exploratory digging- found out that the bedrock was 2 feet below the surface. We had to drop the lot as we got estimates of roughly $27k to run water and sewer approx 30 feet from the street.

747

See that is what i was wondering. Did this guy not know all that rock was under there. I don't think so. I was wondering how much he spent to jackhammer it out. It couldn't be cheap. Because the cat that came in was just like the one above under rhino name but it had a massive jackhammer on it the biggest i have ever seen. They spent two days when i was home a while back from like 7am until 6pm jackhammer the rock out. They had another cat they used to scoop and put in jump truck. I figure that had to cost aleast what 10,000. Futhermore this isn't a big house there building. I would classify as a single family starter home. Which has a interesting roof on it. Which i see they got sheathed now when i got back home with osb.