Capital-Ready Feasibility & Execution Strategy
Most landowners lose 80% of their project’s upside by selling to a developer before the first shovel hits the ground. Keep the control—and the profit—by partnering with an execution expert.
Example (simplified): If your land is worth $1,000,000 today, selling locks in that value. A professionally executed redevelopment can create additional equity through entitlements, design, and financing—often increasing the owner’s equity meaningfully in the right deal. Results vary by site, zoning, costs, market conditions, and execution.
Reserved for projects with meaningful development potential in the Greater Seattle Area.
The Development Trap:
Why Most Owners Fail
If you own land in Seattle, you are likely being bombarded by developers and brokers wanting to "take it off your hands."
They want to buy your site for a linear price, perform the entitlement work, and capture the exponential profit for themselves.
Our fixed-fee feasibility package is built to be shared with lenders and equity partners.
If you decide to move forward after feasibility, we can propose an execution role to carry the project through entitlements, financing, and delivery.
Eugene Gershman
Founder, GIS Companies
"I built GIS to be a Development Management & Execution Partner. We don't just theorize; we build. We align our incentives by converting our profit into project equity—meaning we only win when your project succeeds."
The "HB 1110" Catalyst
Washington’s new Middle Housing laws have changed the game. Your single-family lot may now support 4 to 6 units. But "potential" isn't "profit."
Concept Test-Fit
Unit count + parking approach to validate yield early.
Market Support
Rent comps + assumptions to support underwriting.
Capital Strategy
Financing strategy and capital stack options tied to the pro forma.
The GIS Professional Feasibility Study (Lender/Investor Ready)
What you receive
We deliver institutional-grade proformas and capital-ready execution plans. Our feasibility reports are designed to withstand the scrutiny of lenders and equity partners.
- Site + constraints summary (critical overlays, setbacks, access, utilities)
- Zoning matrix + yield scenarios (what’s allowed and what’s realistic)
- Concept test-fit (unit count + parking approach)
- Market/rent research (comps + assumptions)
- Concept-level cost estimate (hard + soft cost framework)
- Consultant plan (who you’ll need, why, and budget ranges; proposals where feasible)
- Institutional pro forma (sources/uses, returns, sensitivities)
- Entitlement + permitting roadmap (sequence, timeline, risk points)
See a sample table of contents
- Executive Summary (Go / No-Go)
- Project Goals + Assumptions
- Site Overview (Maps + Key Constraints)
- Zoning + Code Analysis (Matrix)
- Yield Scenarios (Option A / Option B)
- Concept Test-Fit Summary (Units + Parking Approach)
- Market Overview (Neighborhood + Demand Drivers)
- Rent & Sales Comps (Support for Assumptions)
- Program Recommendation (Unit Mix + Size Targets)
- Development Budget (Hard + Soft Costs)
- Consultant Scope Plan (Required Disciplines + Proposals Summary)
- Schedule & Entitlement Path (Critical Path)
- Financing Strategy (Capital Stack Options)
- Financial Model (Pro Forma + Sensitivities)
Most architects and civil engineers can produce an early feasibility package—and they’re essential to the project.
Our feasibility is sponsor-level underwriting: we integrate zoning, test-fit, market support, cost framework, and a full institutional pro forma so the deal can be evaluated by lenders and equity partners.
You can still hire your preferred A/E team—we can work alongside them, or introduce you to our trusted design consultants to help execute the next steps with a clear brief, realistic budget, and funding strategy.
What you get vs. a typical A/E feasibility
| Component | Typical Architect (Early Feasibility) | Typical Civil Engineer (Early Feasibility) | GIS Companies (Lender/Investor Ready Feasibility) |
|---|---|---|---|
| Primary question answered | Can it be designed and permitted? | Can the site be supported (utilities/grade/drainage)? | Should it be built, and can it be financed? |
| Zoning + yield scenarios | Often partial / design-led | Not typical | Included (zoning matrix + yield scenarios) |
| Concept test-fit | Included (concept plan/massing) | Not typical | Included (unit count + parking approach) |
| Market/rent support | Not typical | Not typical | Included (comps + assumptions) |
| Cost framework (hard + soft) | Varies (often high-level) | Civil ROM only | Included (concept-level hard + soft framework) |
| Financing strategy / capital stack options | Not typical | Not typical | Included (capital strategy tied to the pro forma) |
| Institutional pro forma + sensitivities | Not typical | Not typical | Included (returns + sensitivities) |
| Entitlement/permitting roadmap | Process-aware | Process-aware | Included (sequence, timeline, risk points) |
If the deal doesn’t pencil, we tell you early—before you spend six figures on full design and engineering.
How we get paid
Phase 1 (Fixed Fee): Feasibility package (you own the report and can take it to any lender/investor).
Phase 2 (If you proceed): Development fee covers execution work (entitlements → financing → delivery).
Incentive alignment (select projects): We may propose deferring our profit into project equity.
Feasibility does not obligate you to hire us for execution.
Small Multifamily (3–5 units)
Multifamily (6–49 units)
Large Multifamily (50+ units)
Pricing increases with complexity (parking, slope, overlays, entitlement risk, and number of iterations).
*Third-party fees/expenses are not included. They are passed through only with your prior written approval.
See If Your Property Qualifies
We are a boutique development management firm, not a high-volume consultancy. To ensure every project receives my direct, day-to-day involvement, we only take on a limited number of execution partnerships at any given time.
We prioritize projects where our execution model can move the needle—middle housing through multifamily potential in the Greater Seattle area.
Step 1: The Preliminary Review
Submit an initial site review request. We will analyze your parcel’s zoning constraints and determine if the project is viable for development.
If it doesn't pencil, we will tell you immediately.
Institutional Oversight: Every site review application is personally reviewed by our CEO, Eugene Gershman. We approach your property as fellow developers and sponsors—prioritizing project execution over billable hours.
Not ready for a site review? .
We use this checklist to evaluate properties in the pre-development stage.