Free calculator · Miami · South Florida · Caribbean
Price a whole project, lot to keys, in one line: the lot, the study, a factory-built Komuna unit, site work, MEP, permits, design fees and a 10% contingency. Then see the rent each unit needs to earn the yield you want.
Does it pencil? ADU & modular home cost calculator for Miami and South Florida
The whole project in one line
Lot to keys
Change any number — the total and the yield follow
Demo figures, not a quote: change any line to your own numbers. Permits, MEP (mechanical, electrical and plumbing) and design fees go to the city and to licensed professionals. A study fee counts toward a unit ordered within 12 months.
Not a quote, appraisal or financial advice
What each number holds
Line by line
- Market
- Miami (Miami-Dade), South Florida (Broward and Palm Beach) or the Caribbean. All three start from the same South Florida demo figures; the market sets the studies on offer, and the Caribbean adds a line for freight and duty.
- Lot
- What the land costs. The $250,000 to start with is a South Florida demo lot. Already own it? Press I own it and the line drops out of the total.
- Study
- Lotcheck's study of the lot, before any design: the Lot Check at $499 ($999 commercial) or the Full Picture at $1,999 ($5,749 commercial); outside the US, $999. A study fee counts toward a unit ordered within 12 months.
- Unit
- The Komuna module, and how many. Câbana Tropical $101,000 and ADA Commercial Cabana $115,500, unit only; Casita ADU $200,000, complete; Single Family $232,500, unit only. The line under it says what is extra.
- Freight & duty
- Caribbean only: shipping the unit by sea and the island's import duty. An estimate you fill in; the yield waits until it's there.
- Site work
- The work on your lot. $33,500 to start with, the South Florida demo figure; yours is quoted with you.
- MEP
- Mechanical, electrical and plumbing. Like permits and design fees, it goes to the city and to licensed professionals. $24,500 to start with.
- Permits
- In Florida, the state approves the unit and the city or county approves the lot, with a permit filed by a licensed professional. $4,500 to start with.
- Design fees
- The licensed professionals who design for your lot. $12,500 to start with.
- Contingency 10%
- 10% of the build (the units, freight, site work, MEP, permits and design fees), for what nobody saw coming. The lot and the study are left out of it.
- Rent per unit, a month
- What one unit would rent for. Leave it empty and the calculator shows the rent each unit needs to reach your target.
- Running costs, share of rent
- What the units cost to run, as a share of the rent: 30% to start with.
- Your target yield, a year
- The yearly return you want after running costs: 8% to start with.
- Gross yield · net yield · payback
- Gross yield is a year's rent for all the units, divided by the total. Net yield takes the running costs off first. Payback is the total divided by a year's net rent. Pencils when the net yield reaches your target; Not yet when it doesn't.
Before you trust a number
Questions
Is this a quote?
No. The figures are demo numbers for a South Florida lot: not a quote, appraisal or financial advice. Change any line to your own numbers. For a quote, press Save & request a quote: we save the calculation as your project and come back with a quote.
What does the unit price include?
The Câbana Tropical ($101,000), the ADA Commercial Cabana ($115,500) and the Single Family ($232,500) are unit only: exterior cladding and interior flooring are extra, and on the Single Family the kitchen and appliances too. The Casita ADU ($200,000) is complete, with cladding, flooring, kitchen cabinetry and appliances.
Prices are ex factory, South Florida: transport, crane, foundation, site work, utility connections and permits are quoted with you.
Where do the numbers to start with come from?
The lot, site work, MEP, permits and design fees are Lotcheck's demo figures for a South Florida lot. The unit prices are the ones on each model's page.
How long does a unit take?
Delivery is 6 to 9 months from the deposit, plus permitting.
Does the study cost count toward the unit?
Yes. A study fee counts toward a unit ordered within 12 months.
Can I price a Caribbean lot?
Yes, pick Caribbean. The unit ships by sea, and each island approves it under its own code. Freight and duty are an estimate you fill in, and the yield waits until you do; the other lines show the South Florida demo figures. A study outside the US is $999.
How do I keep or share my numbers?
Copy a link to this: the link opens the calculator with every number you set. Save & request a quote keeps them as your project.