Neuruh - Evidence-first underwriting - Engine E1

Land and Zoning Unlock Engine

Vacant residential, rural acreage, infill, lot split, assemblage, commercial land, agricultural, recreational and hunting land.

Versionv1.0

Date2026-11-02

StatusEngine 1 of 12 - Active

LineageCodex V2 App. B, E1 + Residential v1.1 gates + JERAMIE Phase 1 kernel

Not an appraisal. Not a survey. Not legal or zoning advice. Public-data underwriting only. Verify zoning, access, soils, and title with the county and a licensed professional before closing. No offer without Jeramie. Offer authorized is false on every run unless a human approval record is attached.

00Try it in 60 seconds

Three steps. No sign-up, no data leaves your browser.

Step 1: Load Sample A with the button below.
Step 2: Change Finished Lot Value in section 07.
Step 3: Watch Residual Land Value and Wholesale MAO move in the sticky results panel at the top.

Residual Land ValueN/A

Wholesale MAON/A

Land value rangeN/A

RecommendationHOLD

Completeness 0 percent

01Parcel and classification

Address / parcel gate. Confirm the parcel from at least 2 public sources before any comp is used.

Parcel ID

County, State

Street address (if any)

Acres

Subject frontage (feet)

Land type

Current use

Access type

Utilities

Exit fit

Parcel sources checked (count)

Parcel source names

02Zoning and entitlement

Zoning gate. A seller-stated zoning is a claim, not a fact. Verify from the county or municipal zoning map and ordinance.

Zoning district

Minimum lot size (acres)

Minimum frontage (feet)

Setbacks

Maximum density / units

Overlays

Permitted uses

Conditional uses

Buildable by right today

Variance / conditional use needed

Rezoning needed

Entitlement timeline (months)

03Physical and title flags

Physical gate. A land deal with unknown access or unknown utilities is HOLD, not a low price.

Floodplain present (FEMA zone on file)

Wetlands present or suspected

Soils concern or perc test failed / unknown

Easement that limits use

Title issue: lien, heir, or probate (cure cost unknown or not stated)

Tax delinquent

Mineral or water rights severed or unknown

Deed restriction or HOA limit on the stated use

Physical and title notes (source each item, or write N/A)

04Land comps - vacant land sales only

Never use improved-property sales as land comps. If no vacant sales exist, state that, use the nearest vacant sales with distance and date disclosed, and widen the range. Do not backfill with house sales. Minimum 3 usable comps or the run is HOLD.

Parcel	Price ($)	Sale date	Zoning	Acres	Frontage (ft)	Lots	Source reference	Auto: $/acre, $/lot, $/front ft	Reject?	Reject reason

Anchoring unit

Usable comps0

Rejected comps0

Price per acre range (usable comps)N/A

Price per lot range (usable comps)N/A

Price per front foot range (usable comps)N/A

Land value range, anchored on price per acreN/A

Land value reasoningAdd at least 3 usable vacant land comps.

05Split calculator

Maximum lots = (acres minus unbuildable acres) divided by minimum lot size, rounded down. Each proposed lot needs legal frontage or an approved access easement. A lot with no frontage and no easement is not a lot.

Unbuildable acres (floodplain, wetland, slope, setbacks)

Blocking fact (if split is not possible, write it here - this stops split math)

Per-lot finished value ($)

Per-lot development cost ($)

Per-lot entitlement cost ($)

Per-lot holding cost ($)

Per-lot builder profit (%)

Split cost, total ($ survey, platting, recording, road, utilities)

Maximum lotsN/A

Per-lot builder profit ($)N/A

Per-lot residual ($)N/A

Total residual, split ($)N/A

Split value = total residual minus split cost ($)N/A

Split statusEnter acres and minimum lot size.

06Highest and best use (HBU) - four tests in order

A use that fails any test is rejected, with the failing test named. Financially feasible means residual land value for that use is positive on Base costs.

Candidate use	1. Legally permissible	2. Physically possible	3. Financially feasible	4. Maximally productive	Result

HBU without entitlement

HBU with entitlement

State HBU without entitlement and HBU with entitlement as two separate answers. They are often different uses. Never state a single HBU without saying which entitlement state it assumes.

07Residual land value and wholesale MAO

Deterministic math. Finished Lot Value is the value of the lot as a builder would buy it, finished and ready to build, from finished-lot comps. If no finished-lot comps exist, Finished Lot Value is N/A and residual is N/A. Do not substitute raw acreage value for finished lot value. Never quote a MAO from raw acreage comps alone.

Finished Lot Value ($)

Development costs ($)

Entitlement costs ($)

Holding costs ($)

Builder profit (%)

Assignment buffer ($, default 15,000)

Builder buyer type

Builder price evidence

Finished Lot ValueN/A

Less development costsN/A

Less entitlement costsN/A

Less holding costsN/A

Less builder profit (0%)N/A

Residual Land ValueN/A

Less assignment bufferN/A

Wholesale MAON/A

Builder resale value (= Finished Lot Value)N/A

08Gates - fail closed

Any gate at fail or hold shows HOLD. Do not round a hold up to a pass.

Gate statusHOLD - gates not verified

Gates passedNone

Gates failed or heldAll

Missing for a GO: parcel, county, acres, zoning, at least 3 land comps, finished lot value.

09Kill-switch

A kill is a successful run, not a failed one. Recommendation on a kill is PASS. Do not soften it.

Kill-switch activeNo

Kill reasonsNone

RecommendationHOLD

Confidence (0.00 to 1.00)

Assumptions (numbered, each tied to a source or marked assumption)

Missing data (what would change the number)

Data conflicts / unverified items

11One-page summary - print this

The deal on one page. Print this section for the file copy. It updates live from the inputs above.

Parcel IDN/A

CountyN/A

AcresN/A

Zoning districtN/A

Land value rangeN/A

HBU without entitlementN/A

HBU with entitlementN/A

Residual Land ValueN/A

Wholesale MAON/A

Confidence0.50

GatesHOLD

RecommendationHOLD

10Receipt

Generated from the inputs above. Matches the land-zoning-receipt v1.0 schema fields. Offer authorized is always false in this tool.

Run ID

Run date

Schema version

{}

12How it works / What this is not

Read this before relying on any number on this page.

How it works: confirm the parcel from at least 2 public sources, verify zoning from the map and ordinance, add at least 3 vacant land comps, test highest and best use against the four tests in order, then let the tool compute residual land value and wholesale MAO from finished lot value minus costs and builder profit. Every number carries its source or is marked N/A. A share link encodes the whole deal in the URL so someone else can open the same numbers.

What this is not: not an appraisal, not a survey, not legal or zoning advice, and not a replacement for county verification, a title commitment, a survey, a perc test, or a licensed professional. It does not invent comps, zoning, or prices. If a field cannot be verified, it stays N/A. No offer is quoted without Jeramie.