Subdivision underwriting, smarter builder matching, and a wave of fixes
A big week, led by subdivision underwriting. REOS now models a Georgia subdivision's real timeline — rezoning, engineering and LDP permitting, site development, the build, and sellout — and scales it to the size of the deal, so a 40-lot project and a 120-lot project each carry their financing honestly. That timeline flows all the way through to the deal grade, so the headline, the development math, the analytics, and the Deal Companion finally agree on what a deal makes after years of carry.
We also taught the Builders tab to rank how well a property fits each builder, auto-filled a lot of site data, corrected input units, and cleared a long list of bugs.
- Subdivision timeline & carry — full hold modeled (rezone → engineering/LDP → site development → build → sellout), scaled by lot count and acreage, with multi-phase projects overlapping site work and building; carry and deal grade now reflect that real hold, and every screen shows the same numbers.
- Local-market absorption — sellout pace built from the deal's local market conditions (months of supply, builder demand, price tier, new-construction trend), still editable.
- Smarter builder matching — a property matches a builder when it shares enough common ground with that builder's stated buy box, with a match % based on how many of their criteria the parcel overlaps.
- Builder buy boxes that save — store stated criteria (lot count, price/lot, lot size, acreage, home ASP, tier, takedown); they persist next to the criteria REOS infers from that builder's closings.
- Pipeline stage on builder profiles — tied properties show their stage (LOI, UC, Closed…), grouped active vs. closed; closings counted strictly as closed deals.
- Click-to-zoom map — clicking a pin zooms straight to that parcel.
- Auto-filled site data — existing-zoning auto-fills current zoning for every wired municipality and parcel; "Net usable %" and "Usable acres" auto-calculate from the site analysis across every tab that uses them.
- Lot dimensions — single-lot single-family deals auto-fill dimensions from the parcel (editable); computed lot SF fills from width × depth.
- Correct input units — percentage fields that were showing a dollar sign now show %.
- Sharper deal routing — large raw parcels no longer misread as small infill; a 17-acre parcel routes to the subdivision model, updating live as acreage and zoning are entered.
- Cleaner infill underwriting — entitlement details appear only on actual rezones, the amenity package is hidden on small infill deals, and site-prep cost is editable and stays in sync everywhere it shows.
- "Matched deals in your pipeline" returned nothing — now matches your real pipeline against each builder's criteria.
- "Add builder" edited an existing builder instead of creating a new one.
- The Pipeline-fit section showed twice and ignored the parcel's real address, lots, and details.
- File upload now works everywhere it appears.
Hello, World — Introducing REOS
Welcome to REOS. Real Estate Optimization Software is the underwriting and feasibility platform for the people who turn raw Georgia land into finished lots — developers, homebuilders, civil engineers, brokers, and the capital behind them. Drop in a Georgia address and REOS pulls the parcel, its zoning, its site conditions, and the county's development rules, runs the full pro forma, and grades the deal — taking you from a raw parcel to a defensible go/no-go in minutes, not weeks.
Speed is the whole point, because in land, time is capital. REOS even runs Georgia's permitting shot-clock for you, tracking the 45-day and 14-day windows and their auto-approval triggers.
This is v0.00.01 — the very first cut. This changelog is where we'll show our work from here: every feature, fix, and improvement, in plain English, as it ships. Thanks for being here at v0.00.01.
- Site analysis — zoning, FEMA flood, soils, slope, and utility distances pulled straight from public GIS. No manual lookups.
- Underwriting engine — residual land value, full cost stack, carrying costs, and an A–F deal grade, tuned to how Georgia deals actually run.
- Deal archetypes — land banking, infill build-to-sell, and full subdivision, each modeled on its own terms so the numbers fit the play.
- Entitlement & LDP tracking — built around Georgia's permitting shot-clock, with the 45-day and 14-day clocks and auto-approvals built in.