See investment cost vs. ROI in real time.
Adjust construction cost, rent, and exit cap rate. Watch yield-on-cost, stabilized value, and schedule move across all three 1 West Main concepts simultaneously.
Capital read
All three concepts, recalculated live. The highlighted concept has the best yield-on-cost under your current assumptions.
Time to open
Concept A reaches revenue in just over a year. B and C are mid-rise builds with longer entitlement + construction tails.
Full side-by-side
A Adaptive Reuse F&B | B Mixed-Use Residential | C Mixed-Use Office | |
|---|---|---|---|
| Stories | 1 | 6 | 5 |
| Total GBA | ±4,000 SF | 116,250 SF | ±79,750 SF |
| Net Leasable | ~140 seats | 30–36 units / ~43K SF | 31,000 SF office |
| Ground-floor F&B | ±4,000 SF | 8,000 SF + 1,500 patio | 8,000 SF + 1,500 patio |
| Structured Parking | None (28 existing surface) | 30 stalls | 30 stalls |
| Rooftop Amenity | None | 5,000 SF bar / restaurant | 4,900 SF bar / restaurant |
| Construction Type | Existing / IEBC | IIIA over IA podium | IIIA over IA podium |
| Project Cost (range) | $1.5–3.0M* | $40–55M* | $30–40M* |
| Time to Open | 12–18 months | 36–42 months | 30–36 months |
| Capital Risk | Lowest | Highest | Mid |
| Return Driver | Cash-on-cash F&B | Multifamily yield + sale | Office NOI + sale |
* Cost ranges are placeholders — OPC pending. All figures conceptual, for discussion purposes only.
Optimize for optionality.
The DC zoning permits all three concepts. Concept A is the fastest path to revenue and the lowest capital exposure. Concept B is the highest GBA / highest yield play and best suits a multifamily capital partner. Concept C threads the needle — boutique creative office in a downtown that is short on this product type.