FORGE · the deal-room engine

Pre-Development Intelligence.

A parcel goes in. A governed go or no-go decision comes out, with the regulatory path, the buildable program, and the residual land value behind it.

Run your site through FORGE Early access · gated

FORGE package cover · Wilshire / Fairfax Assemblage · sample analysis package showing assemblage facts, regulatory stack, and buildable program.

Sample output · Wilshire / Fairfax Assemblage · built on public records

The output

This is what FORGE produces.

Every parcel in the pipeline lands as a single governed package. Site through financial structure, resolved against the same constraints, traceable to a public source or a documented calculation.

Layer 01 / 02 · Site & regulatory Architectural envelope on a verified parcel

Architectural envelope and site plan sheet showing aerial of the assemblage with massing math: 107,256 SF clean buildable area, FAR 4.5:1, 482,652 GSF, 514 units, with TOC Tier 4 fallback at 4.25:1.

Massing traced from the actual parcel polygons. FAR, residential efficiency, unit yield, and the height-envelope stack land on the same sheet as the aerial. The pathway combination (SB 79 Tier 1 + adjacency, with a TOC Tier 4 fallback) sits next to the geometry it produces.

Layer 03 · Program Typical floor plate from the parcel geometry

Typical floor plan sheet showing a perimeter-block floor plate of 82,568 SF with a 15,777 SF interior courtyard, 81 units per floor across L3 to L8 for 486 main-block units, plus unit mix and 6-floor stack math.

Perimeter block, double-loaded corridor wrapping a 15,777 SF courtyard above the L2 podium. 81 units per floor, six floors, 486 main-block units. Unit mix, floor-plate math, and the 6-floor stack reconcile to the SB 79 ceiling on the same sheet.

Layer 05 · Financial Capital structure under sensitivity

2D sensitivity table for Option B showing TC equity price versus hard cost per SF (pre-prevailing-wage), with each cell expressing the soft-money funding gap in millions, color-coded from plausibly closable to effectively unfinanceable.

TC equity price against pre-prevailing-wage hard cost. Each cell is the soft-money gap that still has to clear. The base case lands at a $117.3M gap, plausibly closable through LIHTC tier 2 or 3 plus tax-exempt bonds. The corners are honest about where the deal stops penciling.

Provenance is the proof. Every figure on every sheet traces to a government data source (ZIMAS, LA County Assessor, LA City Open Data), a market comp, or a documented calculation on an earlier sheet in the same package.

The engine

Five independent layers. One decision.

Each layer is run by its own specification, then handed forward. The financial sheet rests on a verified program. The program rests on a confirmed regulatory pathway. The pathway rests on the parcel as it actually exists.

Site & parcel

Parcel boundaries, ownership, assessed value, improvement value, lot geometry. Pulled from public records and reconciled against the assessor roll.

Regulatory

Zoning, density bonuses, streamlined approval pathways, transit overlays, historic and hazard exclusions. Every pathway combination that applies to this specific parcel.

Program

Buildable envelope, unit count, unit mix, parking, common area, retail. The program the pathway actually supports on this lot, not a generic prototype.

Architecture

Massing, structural system, podium and frame, parking strategy, water-table and constructability check. The configuration the program can be built as.

Financial

Hard cost, soft cost, capital structure, residual land value, dual-pathway pro-forma where applicable, sensitivity against the variables that move the deal.

Information does not degrade between layers. The financial sheet is computed on the program the architecture confirmed, on the pathway the regulatory layer cleared, on the parcel the site layer verified. The pro-forma rests on verified inputs, not assumptions.

What makes it different

It governs the decision. It does not generate it.

Governed, not generated.

Every number on every sheet is either pulled from a public source or computed from one that was. Nothing is invented. The package is auditable from the cover back to the parcel record.

Decision layer, not another tool.

FORGE sits above the existing pre-development stack. It does not replace ZIMAS, the assessor portal, the entitlement attorney, or the architect. It enforces consistency across the work those tools produce.

Compounds.

Every deal sharpens the next. New regulatory programs land as rules. New deals land as cost data. New jurisdictions land as configuration. The engine learns the metro it operates in.

Scope

Live today in the LA metro on government data. Expanding to Tier-1 US metros as the rules files are written and validated.

Access

Run your site through FORGE.

Send the address. FORGE returns a screened readout, and if the parcel is in the active geography, the package walkthrough that produces a governed go or no-go.

Early access · gated · not a self-serve product