Choose what happens to the property, who owns the housing, how the project is delivered and whether shared-space/cohousing design is part of the program. The Lab changes the relevant costs and the definition of feasibility.
Choose either a known annual tax estimate or model taxes from assessed value and a tax-code-area rate. For Oregon, do not assume taxes equal market value × one universal rate.
The final stage changes with the ownership model: rental economics, household affordability, or cooperative carrying costs.
The physical work of controlling property, designing, obtaining approvals, financing and constructing still exists across models. What changes is who bears risk, which costs matter most and what “feasible” means at the end.
Physical pathway changes the cost engine: new construction, renovation/conversion or purchase of existing housing. Ownership changes the end test: rental investment, individual ownership or cooperative carrying cost. Delivery model changes who performs the development role. Community design changes the private/common-space program.
Rental: Can NOI support the private development cost?
Individual ownership: Can a household finance its share and carry the monthly cost?
Co-op: Can member equity plus cooperative debt cover the project while keeping carrying charges affordable?
Building types, unit layouts, shared-space design, standardized plans, modular/panelized methods, materials, parking and repeatable construction systems.
Equity, construction debt, permanent mortgages, guarantees, public subsidy, member equity, patient capital and predevelopment funding.
Zoning, height, setbacks, parking, design review, permits, SDCs, infrastructure requirements, tax policy and incentives.
Contractors, trades, architects, engineers, developers, lenders, facilitators, public staff and specialized project-management expertise.
Can the project control a usable property at a supportable price?
What housing product is actually being created or preserved?
What public rules, charges, code upgrades and approvals shape the project?
Who supplies capital and who bears the development risk?
Can the work actually be delivered?
The final test depends on the model.
Property tax is kept separate from construction cost. In a rental project it reduces NOI. In a co-op it becomes part of the cooperative carrying charge. In individual ownership it becomes part of the household's monthly housing cost.
For Oregon scenarios, the Lab allows a known annual tax estimate or an assessed-value calculation because taxes are based on assessed value, not simply the property's market price.
RMV — Real Market Value: the assessor's estimate of market value.
MAV — Maximum Assessed Value: the constitutional taxable-value limit.
AV — Assessed Value: generally the lower of RMV or MAV and the value used to calculate taxes.
Changed Property Ratio: used when new improvements or other changed property are added to the tax roll. This is why redeveloping Watson cannot be modeled responsibly as “purchase price × a generic tax rate.”