The New Construction Pro Forma Excel Workbook
The FREE downloadable Excel workbook from Coastal Capital Funding.
Underwrite your next spec build in under 30 minutes — total project cost, financing carry, ARV exit, and lender-ready sensitivity analysis, all in one Excel workbook. Built by a direct private lender.
Providing Impeccable Service Second to NONE!
The 7 Tabs Inside the Workbook
A pro forma you can actually hand to your loan officer. Every tab in the Excel workbook calculates automatically as you fill the pink input cells — no broken formulas, no guessing.
Cover
Project name, address, builder, square footage. The header sheet your lender sees first.
Sources & Uses
Capital stack, LTC, loan amount, equity required — auto-rolled from every other tab.
Hard Costs
Site work through contingency. 21 line items + 5 expansion rows with automatic $/SF.
Soft Costs
Plans, permits, insurance, taxes, marketing, contingency. The expenses most builders underestimate.
Loan Carry
Origination points, interest carry on average balance, and closing costs — months-until-payoff driven.
Exit & Profit
Sale price, selling costs, net profit, LTV, profit margin, cash-on-cash ROI, and annualized ROI.
Sensitivity
ARV stress-test from -15% to +10%. Catch a tight deal before your lender does.
Get the Excel Workbook
Drop your name, email, and cell phone. We'll email the full Excel workbook straight to your inbox.
What's Inside the Excel Workbook
Seven tabs. Zero broken formulas. The same numbers the underwriters at Coastal Capital Funding run on every spec build — packaged into a fillable Excel workbook a builder can complete in under 30 minutes.
The Cover Sheet — Project Snapshot for Your Lender
Project name, address, builder entity, square footage, and date prepared. The page your loan officer opens to first — clean, branded, and ready to print as the front of your loan package.
Sources & Uses — Your Capital Stack at a Glance
Land, hard costs, soft costs, financing carry rolled up to total project cost. CCF construction loan at your LTC, borrower equity solved automatically.
Hard Construction Costs — 21 Line Items + Room to Add More
Site work, foundation, framing, roofing, exterior, plumbing, electrical, HVAC, insulation, drywall, trim, cabinets, flooring, paint, appliances, landscaping, GC fee, and contingency. Five expansion rows. Automatic $/SF on every line.
Soft Costs — The Numbers Most Builders Forget
Architectural and engineering plans, permits, impact fees, survey, soils, builder's risk, GL insurance, property taxes during construction, HOA fees, title, legal, marketing/staging, utilities, and a separate contingency for soft cost overruns.
Loan Carry & Financing Costs — What the Loan Actually Costs You
Origination points, interest carry on the average balance during construction, and other closing costs. The "Months Until Loan is Paid Off" input drives the carry calc.
Exit & Profit — Sale Math, Cleaned Up
Sale price (ARV), selling costs, net proceeds, total project cost, net profit. Plus LTV, profit margin against ARV, cash-on-cash ROI, and annualized ROI.
Sensitivity Analysis — Stress-Test ARV Before Your Lender Does
ARV scenario table from -15% through +10%. Net profit, profit margin, cash-on-cash ROI, and annualized ROI recalculated at every step.
FAQs
Completely free. The only ask is your name, email, and phone — so we can send you the Excel workbook and introduce ourselves if you ever need a construction loan or long-term refinance.
Spec builders, fix-and-flip investors moving into ground-up, and developers who want a clean way to underwrite a new construction deal.
Yes. Every input cell is pink — fill those in and the workbook does the rest. Black cells are formulas; don't overwrite them.
Yes — that's why we built this. We provide construction loans for ground-up spec builds and have long-term DSCR loans for the refinance side. Apply here.
No. We'll send the Excel workbook and one or two short follow-ups asking if you want a quote on a deal. Unsubscribe any time.
Why Choose Coastal Capital Funding?
- Direct Private Lender
- Close in as little as 48 hours
- NO seasoning requirements
- NO prepayment penalty
- NO income or asset documentation
- Acquisition + 30-year refi — one team
- Acquisitions $75,000 – $2 Million
Funding Made Easy
New construction is unforgiving — one bad cost line and the deal flips upside down. As a direct private lender (not a broker), we underwrite, fund, and service every loan in-house.
Dedicated Team
Your dedicated loan specialist has real-life investing experience. We're here to offer guidance and take the guesswork out of investing.
LEARN MORE ABOUT USBuilt for serious builders
The same underwriting framework we run on every spec build that hits our desk.
Active Spec Builders
You're cycling 2–6 builds a year and you're tired of the napkin math. The workbook standardizes every underwrite so you stop missing line items.
Fix-and-Flippers Moving Into Ground-Up
Your first new construction is a different animal — soft costs, builder's risk, and longer carry. This workbook walks you through what's actually different.
Developers Pitching Lenders
Hand a lender a clean, lender-ready pro forma and you've already shaved a week off your close. Sensitivity tab tells them you've stress-tested the deal.
Ready to Fund Your Next Spec Build?
You've built the pro forma. Now make sure your capital is just as ready as your blueprint.
APPLY FOR FUNDING NOWQuestions first? Call 757-333-HOME (4663) or email info@coastalcapitalfunding.com