Investment Opportunity: 33 Approved Single-Family Lots – St. Cloud, FL

DEVELOPER / BUILDER PRO FORMA

Rambling Reserve - St. Cloud, FL (34771) 5285 Rambling Rd | 33 SFR Lots | PSP Approved

A. Key Assumptions

Land & Entitlements

Purchase Price: $1,430,000

Total Lots: 33

Land Cost per Lot: ~$48,485

Zoning: Low Density Residential (Approved)

Status: PSP Approved | SDP Pending

Vertical Product Assumptions (Builder-Standard)

Average Home Size: 1,850 SF

Product Type: 3-4 BR | 2-3 BA | 2-Car Garage

Blended Average Sales Price: $1,430,000

Market Assumption: Conservative for St. Cloud submarket

Sales Pace: ~2.5 homes per month

Construction Type: Rolling Spec Builds

B. Revenue

ItemAmountHomes Sold 33Avg Sales Price$1,430,000

Gross Revenue$13,695,000

C. Costs

Land & Soft Costs

ItemAmountLand

Acquisition$1,800,000

Engineering (SDP & revisions)$175,000Impact Fees (Est. $20k/home)$660,000

Subtotal - Land & Soft$2,510,000

Horizontal Development

ItemAmountRoads,

Utilities, Stormwater$1,650,000

Landscaping, Signage, Misc.$150,000

Horizontal Total$1,800,000

Horizontal Cost / Lot~$54,500

Vertical Construction

ItemAmountBuild Cost ($155/SF × 1,850 SF)$286,750 per home

Total Vertical (33 Homes)$9,463,000

Carry, Sales & Financing

ItemAmountInterest / Carry$425,000Sales Commissions (4%)$547,800Marketing & Model Costs$125,000

Subtotal$1,097,800

D. Total Project Cost

CategoryAmountLand + Soft Costs$2,510,000

Horizontal Development$1,800,000

Vertical Construction$9,463,000

Carry & Sales$1,097,800

TOTAL PROJECT COST$14,870,800

E. Profitability Snapshot

MetricAmountGross

Revenue$13,695,000

Total Project Cost$14,870,800

Net Profit (Vertical Build Scenario)($1,175,800)

Note: This structure supports a lot sale, JV, or price re-trade rather than a straight vertical build at current assumptions.

INVESTMENT HIGHLIGHTS

33 PSP-approved single-family lots

Low Density Residential zoning

Density locked at ~6.0 DU/AC

Public water & sewer available

Approved road access & layout

On-site stormwater design

No rezoning required

Builder-friendly lot dimensions

Strong absorption in St. Cloud submarket

ENTITLEMENT STATUS

Preliminary Subdivision Plan approved March 20, 2028

Approved by Osceola County Board of County Commissioners

Site Development Plan (SDP) is next step

PSP remains valid if SDP submitted within statutory timeframe

Major entitlement risk has been mitigated

SITE & DEVELOPMENT OVERVIEW

Total Acres: ~5.5

Total Lots: 33

Typical Lot Width: ~50'

Internal public roadway system

Dedicated stormwater retention pond

Parks and open space incorporated

Please see Link for more info