● 04 — Live Intelligence
Stress-test the deal in real time.
Every assumption is linked. Drag any slider — total program, lease rate, coverage, construction cost — and every metric, chart, and valuation re-models instantly. This is what institutional intelligence looks like before capital is deployed.
ZBase™ · Project #ZFW000215
Mixed-Use Multi-Family — 1328 E. Apache Blvd.
Tempe, AZ · Parcel 132-62-005C · MU-4 / R-3 / R1-6 / CSS · Apache Blvd TOD corridor
Three-site TOD development. Site A: 3-story civic + rooftop. Site B: 5-story grocer + retail + residences. Site C: 5-story residences + 20 townhouses. Stress-tested by combined GBA, $/SF, and parking ratio — not by unit count alone.
● Live stress-test · drag the sliders below
● Live Assumptions
Drag any slider — units, retail SF, parking ratio, cost, and schedule re-model instantly.
Residential Units244 units
Avg SF / Unit1150 SF
Retail + Grocer SF22,300 SF
Construction $/SF$445/SF
Parking Ratio2.00 /unit
Amenity / Civic / Rooftop25,000 SF
Months to Open38 mo
Total GBA SF
498,700SF
244 units · 3 sites
Residential
244
Apt + townhouses
Retail / Grocer
22,300SF
Ground-floor + grocer
Amenity / Civic / Rooftop
25,000SF
Site A civic + Site B/C decks
Structured Stalls
488
@ 2.00 stalls/unit
Project Range
$251M
@ $445/SF
Cost / Unit
$1.0M
Practical read
Months to Open
38mo
Phased delivery
● SECTION 01 — SITE + CONTEXT
Site + Context
Apache Blvd TOD corridor — Valley Metro rail + streetcar adjacency unlocks density bonuses and reduced parking ratios. PAD overlay potential for additional height/mass.
● SECTION 02 — PROGRAM DATA — THREE SITES
Program Data — Three Sites
244 residential units across three sites + grocer, retail, civic, rooftop F&B. Approx. 629 structured stalls across 3 garages.
Site A
3 stories + rooftop + lower
Civic2,800 SFCovered Rooftop19,500 SFGarage140 stalls
Site B
5 stories mixed-use
Grocer2,800 SFRetail19,500 SFResidences140 unitsGarage280 stalls
Site C
5 stories + lower ramp parking
Residences84 unitsTownhouses20 unitsGarage209 stalls
Site A · CivicSite A · Rooftop F&BSite B · GrocerSite B · RetailSite B · ResidencesSite C · ResidencesSite C · TownhousesStructured Parking (3 garages)Pedestrian PaseoTOD PlazaMech / BOH
● SECTION 03 — GBA STRESS TEST
GBA Stress Test
Residential SF/unit across 244 units. Total GBA also rolls in retail, amenity/civic, and structured parking footprint.
| Scenario | Avg GBA / Unit | Residential GBA | Combined GBA |
|---|---|---|---|
| Efficient | 1,000 SF/unit | 244,000 SF | 462,100 SF |
| Base | 1,150 SF/unit | 280,600 SF | 498,700 SF |
| Larger / Amenity-Heavy | 1,325 SF/unit | 323,300 SF | 541,400 SF |
| Current | 1150 SF/unit | 280,600 SF | 498,700 SF |
● SECTION 04 — CONSTRUCTION COST STRESS TEST
Construction Cost Stress Test
Project range against current combined GBA (498,700 SF). Wide because podium vs. wrap construction, grocer build-out, and garage scope move this fast.
| Scenario | Cost / SF | Total Project | Cost / Unit |
|---|---|---|---|
| Low | $380/SF | $190M | $777K |
| Base | $445/SF | $222M | $910K |
| High | $510/SF | $254M | $1.0M |
| Current | $445/SF | $251M | $1.0M |
● SECTION 05 — PARKING STRESS TEST
Parking Stress Test
Structured stalls across ratios applied to 244 units. PDF baseline pencils ~2.4 stalls/unit across 3 garages; TOD adjacency could push to 1.0–1.5.
| Parking Ratio | Units | Structured Stalls |
|---|---|---|
| 1.50 stalls/unit | 244 | 366 stalls |
| 2.00 stalls/unit | 244 | 488 stalls |
| 2.40 stalls/unit | 244 | 586 stalls |
| Current | 244 | 488 stalls |
● SECTION 06 — RETAIL / CIVIC / ROOFTOP STRESS TEST
Retail / Civic / Rooftop Stress Test
Grocer + retail + civic + rooftop F&B. Drives both cost and absorption — wider non-residential program needs stronger anchor commitments.
| Scenario | Amenity / Civic / Rooftop |
|---|---|
| Lean retail + civic | 18,000 SF |
| Base mixed-use | 25,000 SF |
| Grocer + rooftop heavy | 34,000 SF |
| Current | 25,000 SF |
● SECTION 07 — SCHEDULE STRESS TEST
Schedule Stress Test
Three coordinated sites with phasing dependencies. Sites B & C can deliver sooner; Site A (civic / rooftop) may hinge on funding alignment.
| Scenario | Months to Open |
|---|---|
| Phased aggressive | 30 mo |
| Base, 3-site phased | 38 mo |
| Conservative | 48 mo |
| Current | 38 mo |
● SECTION 08 — PRACTICAL READ · LIVE WORKING POSITION
Practical Read · Live Working Position
Your current slider position, summarized as a working stress envelope across all three sites.
Units
244
Residential GBA
280,600 SF
Retail + Grocer
22,300 SF
Combined GBA
498,700 SF
Structured Stalls
488
Project Range
$251M
Cost / Unit
$1.0M
Months to Open
38 mo
● SECTION 09 — QUICK FEASIBILITY READ
Quick Feasibility Read
Main risk areas that move the underwriting envelope at concept stage.
| Risk Area | Why It Matters |
|---|---|
| TOD overlay / density bonus | Valley Metro adjacency can unlock height + reduced parking — or trigger design review. |
| 3-site phasing | Coordinated entitlement across A / B / C; Site A may lag if civic funding stalls. |
| Grocer anchor commitment | 12K+ SF grocer drives ground-floor design, parking demand, and loading. |
| Construction type mix | Podium vs. wrap vs. structured across 3 buildings changes pro forma materially. |
| Parking yield math | 629 stalls across 3 garages is structural cost — TOD ratios could right-size. |
| ASU + Tempe absorption | 380+ residential units must time with student-housing + urban absorption cycles. |
| Apache + Dorsey traffic | Vehicular, bike, and pedestrian circulation must balance TOD with practical ratios. |
Disclaimer. Stress-test range only. Final cost depends on construction type per site, grocer + retail tenant build-outs, structured parking design, podium / wrap mix, unit mix, labor market, financing, TOD overlay outcomes, phasing strategy, and entitlement requirements. All drawings, renderings, and numbers are conceptual and for illustrative purposes only. See ZFramework™ Subscriber Disclaimer & Terms of Use Agreement.
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Pro Forma DisclaimerThis model is for preliminary planning purposes only. Assumptions are based on client-supplied information and/or empirical market data from sources believed to be reliable. Actual results may vary, and all costs, revenues, timelines, and feasibility assumptions should be independently verified before making financial, development, or investment decisions. Applies to all vertical markets — Industrial, Restaurant, Multifamily, Mixed-Use, Adaptive Re-Use, Hospitality, Non-Profit/Org, and Retail.