Tide Homes

South Tampa Deal Platform

Web Deal Analyzer · program model — one verified engine (month-by-month draws, equity-first). Exit defaults are new-construction (2023+) comp medians by zip, not blended-market averages. Always verify with a fresh Privy CMA before offering.

Web version — Deal Analyzer & Program Model. Candidates & scans need the local Tide app.
① Deal Analyzer
② Program Model
③ Candidates
④ What Changed
⑤ Scans & Settings

The Deal

Zip preset — sets exit $/sf & product from new-construction comps
Build cost basis
$/sf itemized
Dollar budgets (all-in)
Submarket default — changing zip will update it.
Soft costs
Itemized — live fee math
Single flat figure
Soft cost total

Financing & Standing Assumptions

No development fee (removed 2026-08-02). Tide’s take is the builder fee — 18% added to hard cost — plus half the residual.
Default 0 = size the reserve from the total interest on the loan. Cash-flow line only — never an additional cost.
Cycle — purchase to sale
Fixed: contingency 3% · origination 0.5% · facility 65% of total project cost · disposition 5.5% · property tax 19.8428 mills ad valorem · builder fee 18% added on top of hard construction cost (Tide self-performs). Waterfall: builder fee → investor pref → investor PG kicker → residual 50/50 Tide & investor.

Land-dev snapshot & full waterfall

–
All-in $/sf to build
–
Exit $/sf (sale)
–
Tide total / home
–
Investor total / home
–
Gross margin
–
Verdict
All-in $/sf = vertical (+3% conting.) + soft + pool/outdoor + demo + bank interest + tax carry + loan orig + investor pref + PG kicker — per home sf. Land shown separately below.
All-in to build (total $)
All-in with land $/sf
Sale price
Land — of value
Total project cost (TPC, accounting)
Bank loan / investor equity
  ↳ of the loan: interest reserve · available for cost draws
Waterfall (full deal structure)
1 · Tide — builder fee (18% of hard cost, self-perform)
2 · Investor — preferred return (/yr on drawn equity)
3 · Investor — PG kicker (/yr on drawn equity)
4 · Residual after pref + kicker → 50 / 50 split
Tide total = builder fee + ½ residual
Investor total = pref + PG kicker + ½ residual  ( ROE · /yr)
Any profit left after the builder fee, investor pref, and investor PG kicker is split 50/50 between Tide and the investor.

Returns — Investor & Tide

Hold period = full cycle from purchase through sale (— mo / — yr). Investor capital = equity stack; Tide has no modeled cash equity (GC is earned on construction).

–
Investor IRR / yr
–
Investor ROE (hold)
–
MOIC
–
Inv % of sale
–
Tide % of sale
Investor
Profit / home–
Equity invested–
Return on equity (total, over hold)–
Annualized ROE / IRR–
Simple annualized (profit ÷ equity ÷ years)–
Equity multiple (MOIC)–
Profit as % of sale (job)–
Profit % of sale / year–
of which: pref · PG kicker · ½ residual–
Tide Homes
Profit / home (GC + ½ residual)–
GC fee only–
½ residual–
Profit as % of sale (job)–
Profit % of sale / year–
Profit as % of TPC–
Profit $ / year (over hold)–
GC fee as % of vertical base–
Share of Tide take from GC vs residual–
Deal-level
Combined Tide + investor profit / home–
Combined profit as % of sale–
Enterprise gross margin (incl GC)–

Back-Solve — What Makes This Deal Work

Max land @ gross goal (the real buy box)
Max land for Tide ≥ $225K / home
Max construction $/sf at this land
Break-even exit $/sf at this land
Exit $/sf needed for goal at this land

Full Pro Forma