🏠 Step 1: Find Your Property & Configure Settings
🎯 Your Goal: Enter your address to automatically load your property details, zoning, lot dimensions, and land cost estimate. Or manually set these values in the sections below if auto-lookup doesn't work.
⚙️ Adjust Lot Dimensions & Land Cost
These values are auto-filled when you find your property above. You can also manually adjust them here if needed.
🗺️ Can't find your address? Use the Zoning Map
If the address search didn't work, you can explore the interactive zoning map:
After finding your zone on the map, scroll down to manually enter your property details.
🔧 Need lot dimensions? Use the GIS Tool
1. Open Missoula County GIS
2. Search for your property and click on it
3. Copy the URL from your browser
4. Paste it below
📊 Step 2: Fine-Tune Settings & View Results
🎯 Your Goal: Adjust zoning rules and market rates, then view your development potential
• Zoning Rules are auto-set based on your detected zone from Step 1
• Market Rates can be adjusted to match current conditions
• Scroll down to see your estimated units, costs, and ROI!
⚙️ Configuration
🏛️ ZONING RULES
Fixed by local zoning laws
💰 MARKET RATES
Current market conditions
📈 Your Project Results
📊 Key Metrics
💡 Key Insights
• FAR (Floor Area Ratio) determines total buildable square footage (Lot Area × FAR)
• Building footprint = Total buildable area ÷ Number of stories
• More stories = smaller footprint but same total square footage
• Number of units is capped by zoning limit (see max units allowed)
• Minimum unit size: 1,000 sq ft (actual size calculated by distributing buildable area)
• If constrained by max units, remaining buildable area makes units larger
• Sale value calculated using cap rate on annual rental income
• Profit includes land and construction costs, but not permits or soft costs
🔒 ROI Assumptions (Fixed):
• 30% equity / 70% building loan - ROI calculated on equity invested, not total project cost
• 2-year project timeline - ROI is annualized over this period
• Example: $100k profit on $500k equity over 2 years = 10% annual ROI
📊 Sensitivity Analysis
This heatmap shows how varying construction and land costs affect your project's profitability, while holding all other parameters constant (your zoning rules, property dimensions, and market rates above).