Housing model profileA6aAddress checking pending
Square four-townhouse pack
4 homes, 3 net new, existing house replaced
Replace one existing house with four compact three-story townhomes in a 39 by 39 foot square pack.
Model published; address matching is pending
Address checking opens once we can verify street width and alley access for each lot, then check the results independently.
Urban Acupuncture housing model
Published housing concept and illustrative schematic. Address checking is pending; these are not City-pre-approved construction drawings.
- Homes
- 4
- Building type
- Four three-story townhomes in one square pack
- Existing house
- Replace
- Typical new footprint
- 39 × 39 ft
- New-building height
- 3 stories
- New-home bedrooms
- 3 bedrooms
- You end up with
- 4 homes, 3 net new, existing house replaced. Replace one house; place the complete 39 × 39 foot pack in the full redevelopment envelope.
- You put in
- Land or development rights, plus project funding if you build yourself. An outright sale and a land-contribution partnership are different deals.
- Your role
- Arrange replacement housing if the existing house is removed. Choose between seller, development partner, or owner commissioning the build.
- Timeline
- Feasibility and deal terms → design, permits and tenure review → construction → individual sales. A project-specific schedule is required.
- It works when
- The adopted rules allow four attached principal homes on the lot; The surveyed redevelopment envelope holds the complete 39 × 39 foot pack; Entries, emergency access, utilities, drainage, waste, and any parking work as one project.
- Main uncertainty
- Sale prices, costs, and the path to separate ownership can change the outcome. Confirm unit-lot subdivision or another legal tenure path before assuming individual sales.
- Next step
- Ask a housing designer to test the site, then review ownership, pricing, and deal terms with appropriate professionals.
Representative site plan
New: 4 homes in a 39×39 ft pack. Drawn on a typical lot — every real lot differs, so this is illustrative, not a site-specific layout.
The program
4 homes — 4 market townhomes in a 39x39 square townhouse four-pack.
+3 net new homes per lot (market-rate).
Workbook-baseline economics
Compare an outright property sale budget with the separate land-contribution partnership scenario below. Neither is an offer or guaranteed owner payout.
- Modeled property acquisition budget
- $252K–$294K
- All-in project cost
- $2.20M
- Land contribution + 50/50 profit-sharing scenario
- $522K–$546K
- Option A — take a new home
- -$78K–-$54K + a new home
- Option B — all cash
- $522K–$546K
- Does it pencil?
- Tight
- What to check first
- Parcel-specific inputs
Illustrative 15% developer profit on total cost, conservative through base selling costs. Existing construction financing held fixed; excludes acquisition financing and purchase closing costs. Not an expected offer.
$550K per home
Owner contributes property at modeled value, receives that contribution back, and splits positive profit 50/50 with the builder. Across conservative and base selling-cost cases; before mortgage payoff, taxes and negotiated waterfall terms.
In the 50/50 land-contribution partnership: gross cash plus one market home taken in kind, before mortgage payoff and taxes.
In the 50/50 land-contribution partnership: gross cash at sale, before mortgage payoff and taxes.
A 5% market-home price drop erases the profit under conservative selling costs.
Representative workbook baseline — not adjusted for a specific parcel.
Illustrative workbook baseline — a real packet adjusts these with the parcel's own assessor, market, and rent data.
Modeled property acquisition budget
$252K–$294K
Net sale proceeds ÷ (1 + target return) − costs excluding the existing contribution value. Range uses conservative and base selling costs. The 15% starting target is illustrative; set it to a prospective partner's requirement. Construction financing stays at the model amount; acquisition financing and purchase closing costs need to be deducted separately. Includes the existing property rather than only vacant land. This is a scenario budget, not an appraisal or expected offer.
Where it fits
A neighborhood-residential lot with enough usable space for four townhomes in a 39 by 39 foot square pack. Street width, alley access, setbacks, trees, and utilities can change the space available. Address checking is not open yet.
What must be true
- The adopted rules allow four attached principal homes on the lot
- The surveyed redevelopment envelope holds the complete 39 × 39 foot pack
- Entries, emergency access, utilities, drainage, waste, and any parking work as one project
Verify before relying on it
- Current land-use and building/fire-code path for the 2 × 2 party-wall form
- Surveyed setbacks, trees, critical areas, access, utilities, and title constraints
- Unit-lot subdivision or alternate tenure path, demolition cost, and local sale prices
Address checking opens once we can verify street width and alley access for each lot, then check the results independently.
Funding and programs that may apply
Programs that may pair with this plan
Matched from plan facts only. Parcel geography, income, utility territory, and owner facts can change the final list.
Home Improvement Property Tax Exemption
King County Assessor / RCW 84.36.400
Temporary property-tax exemption on qualifying added improvement value.
Exempts added value up to 30% of original structure value
Washington State HEAR Electrification Rebates
Washington Department of Commerce / local HEAR administrators
Administrator-run rebates for eligible electrification equipment and installation. Measures, amounts, coverage and available funding vary by local administrator.