Land Assembly Expert

Key Capabilities

1. Phasing Strategy

• Critical path analysis - Identify critical parcels that must be acquired first
• Priority scoring - Weighted scoring based on criticality, holdout risk, and complexity
• Parallel tracks - Identify parcels that can be acquired simultaneously
• 4-phase framework - Critical → High → Medium → Low priority parcels
• Timeline estimation - Estimated duration for each phase

Scoring Methodology:

Priority Score = (Criticality × 0.5) + (Holdout Risk × 0.3) + (Complexity × 0.2)

Criticality Scores:
  - Critical: 100 (blocks entire project)
  - High: 75 (major impact on alignment or timeline)
  - Medium: 50 (moderate impact)
  - Low: 25 (minimal impact)

Holdout Risk: 0.0 to 1.0 (probability of refusing reasonable offers)
Complexity: Low = 25, Medium = 50, High = 75 (inverse scoring)

2. Multi-Parcel Budget

• Base budget - Sum of estimated parcel values
• Contingencies:
  • Valuation uncertainty (10% typical)
  • Negotiation premium (5% typical)
  • Litigation reserve (15% typical)
  • Inflation adjustment (3% annual × 1.5 years typical)
• Professional fees - Appraisal, legal, environmental per parcel
• Budget by criticality - Breakdown by critical/high/medium/low parcels
• Per-parcel average - Total budget divided by number of parcels

Typical Contingency Rates:

Valuation Uncertainty: 10% (urban) to 15% (rural/complex)
Negotiation Premium: 5% (cooperative) to 10% (hostile)
Litigation Reserve: 15% (20% of parcels litigate at 1.5× premium)
Inflation: 3% annual (adjust for actual timeline)

3. Resource Allocation

• Appraisers - Days required for valuations
• Negotiators - Days required for acquisition negotiations
• Legal staff - Days required for legal documentation
• Timeline with resources - Duration based on available staff
• Cost breakdown - Professional services costs
• Utilization analysis - Percentage of year utilized

Typical Resource Requirements:

Appraisal: 10 days/parcel (includes site visit, report, review)
Negotiation: 30 days/parcel (includes outreach, meetings, offers)
Legal: 5 days/parcel (includes title review, agreements, registration)

4. Cost of Delay

• Interest carrying cost - Financing costs for delayed parcels
• Construction delay cost - Daily construction overhead
• Revenue loss - Lost revenue from delayed project opening
• Per-parcel impact - Cost of delay divided by delayed parcels

Delay Cost Formula:

Total Delay Cost = Interest + Construction Delay + Revenue Loss

Interest = Parcel Value × Interest Rate × (Delay Days / 365)
Construction Delay = Construction Cost/Day × Delay Days
Revenue Loss = Revenue Loss/Day × Delay Days

Calculator Usage

Command Line

# Basic usage
python land_assembly_calculator.py input.json

# Save markdown report
python land_assembly_calculator.py input.json --output report.md

# Save JSON output
python land_assembly_calculator.py input.json --json results.json

# Both markdown and JSON
python land_assembly_calculator.py input.json --output report.md --json results.json

# Verbose mode
python land_assembly_calculator.py input.json --verbose

Input JSON Format

{
  "project_name": "Transit Corridor Land Assembly",
  "project_type": "transit_corridor",
  "parcels": [
    {
      "id": "P001",
      "address": "100 Main Street",
      "area_sqm": 2500,
      "estimated_value": 750000,
      "criticality": "critical",
      "complexity": "high",
      "holdout_risk": 0.6
    }
  ],
  "priorities": {
    "criticality": 0.5,
    "holdout_risk": 0.3,
    "complexity": 0.2
  },
  "resources": {
    "appraisers": 3,
    "negotiators": 5,
    "legal_staff": 2
  },
  "contingencies": {
    "valuation_uncertainty": 0.10,
    "negotiation_premium": 0.05,
    "litigation_reserve": 0.15,
    "inflation": 0.03
  },
  "delay_analysis": {
    "interest_rate": 0.05,
    "construction_cost_per_day": 50000,
    "revenue_loss_per_day": 25000,
    "project_start_delay_days": 90
  }
}

See land_assembly_input_schema.json for complete schema documentation.

Sample Input

A 50-parcel transit corridor example is provided:

python land_assembly_calculator.py samples/sample_1_transit_corridor_50_parcels.json

Output

Markdown Report Sections

1. Executive Summary - Key metrics table
2. Acquisition Phasing Strategy - Phases, parallel tracks, top priority parcels
3. Budget Analysis - Budget summary, contingency breakdown, budget by criticality
4. Resource Allocation Plan - Timeline, costs, utilization
5. Cost of Delay Analysis - Delay costs for critical parcels (if applicable)

JSON Output

Complete structured output including:

• Metadata (project name, timestamp, version)
• Phasing strategy (phases, parallel tracks, scored parcels)
• Budget analysis (base, contingencies, total, breakdown)
• Resource allocation (timeline, costs, utilization)
• Delay cost analysis (if applicable)
• Input parameters (for reproducibility)

Shared Utilities

This calculator uses the following shared modules:

land_assembly_utils.py

• calculate_phasing_strategy() - Phasing algorithm
• multi_parcel_budget() - Budget calculation
• cost_of_delay() - Delay cost analysis
• resource_allocation_plan() - Resource planning
• contingency_budget() - Contingency calculation

timeline_utils.py

• calculate_critical_path() - Critical path analysis (for timeline)
• calculate_resource_requirements() - Resource requirement calculation

risk_utils.py

• assess_holdout_risk() - Holdout risk assessment
• litigation_risk_assessment() - Litigation probability

Best Practices

1. Parcel Criticality Classification

Critical Parcels:

• Block entire project alignment
• Required for project start
• No alternative alignment possible
• High priority for early acquisition

High Priority:

• Major impact on alignment or cost
• Limited alternatives available
• Significant project delay if not acquired
• Moderate priority for early acquisition

Medium Priority:

• Some flexibility in alignment
• Multiple alternatives available
• Moderate project impact
• Can be acquired in later phases

Low Priority:

• Minimal project impact
• Many alternatives available
• Optional or enhancement parcels
• Acquire last to preserve budget

2. Holdout Risk Assessment

High Risk (0.6 - 1.0):

• Owner emotionally attached to property
• Business-critical location
• Sophisticated owner with legal representation
• Limited relocation options
• Previous experience with holdouts

Medium Risk (0.3 - 0.6):

• Owner has moderate attachment
• Some business impact
• Some relocation options available
• Moderate negotiation experience

Low Risk (0.0 - 0.3):

• Owner willing to sell
• Financial need for liquidity
• Many relocation options
• Limited negotiation sophistication
• Timeline pressure to relocate

3. Complexity Assessment

High Complexity:

• Multiple owners or tenants
• Environmental contamination
• Title defects or encumbrances
• Zoning or land use issues
• Heritage designation

Medium Complexity:

• Single owner with some complications
• Minor environmental concerns
• Standard title review required
• Typical zoning compliance

Low Complexity:

• Single owner, clear title
• No environmental issues
• Standard zoning
• Cooperative owner

4. Resource Planning

Appraisers:

• 1 appraiser per 15-20 parcels (with 10 days/parcel)
• Increase if complex valuations or tight deadlines
• Consider hiring external appraisers for overflow

Negotiators:

• 1 negotiator per 10 parcels (with 30 days/parcel)
• Increase for high holdout risk parcels
• Senior negotiators for critical parcels

Legal Staff:

• 1 lawyer per 25 parcels (with 5 days/parcel)
• Increase if title issues or litigation expected
• External counsel for complex cases

5. Budget Contingencies

Adjust contingencies based on:

• Market conditions (hot market = higher premium)
• Owner sophistication (experienced = higher negotiation costs)
• Timeline pressure (tight schedule = higher costs)
• Litigation history (hostile jurisdiction = higher reserve)
• Inflation environment (high inflation = larger adjustment)

Key Terms

• Land Assembly - Acquisition of multiple adjacent or corridor parcels
• Critical Parcel - Parcel essential for project success
• Holdout Risk - Probability owner refuses reasonable offers
• Phasing Strategy - Sequential acquisition plan by priority
• Parallel Track - Multiple parcels acquired simultaneously
• Litigation Reserve - Budget contingency for expropriation proceedings
• Cost of Delay - Financial impact of delayed parcel acquisition
• Resource Allocation - Distribution of staff across parcels
• Priority Score - Weighted ranking for acquisition sequence

Related Skills

• expropriation-compensation-entitlement-analysis - Statutory compensation calculation
• injurious-affection-assessment - Construction and proximity damages
• agricultural-easement-negotiation-frameworks - Farm operation impacts
• easement-valuation-methods - ROW and easement valuation
• expropriation-statutory-deadline-tracking - Timeline management

Examples

Transit Corridor (50 Parcels)

Scenario: Urban LRT corridor requiring 50 parcels

• 8 critical parcels (station sites, alignment constraints)
• 15 high priority parcels (main corridor)
• 15 medium priority parcels (some flexibility)
• 12 low priority parcels (optional enhancements)

Strategy:

• Phase 1 (3 months): 8 critical parcels, parallel acquisition
• Phase 2 (4 months): 15 high priority parcels, parallel acquisition
• Phase 3 (5 months): 15 medium priority parcels, sequential
• Phase 4 (6 months): 12 low priority parcels, sequential

Budget: $40M base + $13M contingencies (32%) = $53M total

Highway Expansion (100 Parcels)

Scenario: Highway widening requiring 100 parcels

• 10 critical parcels (bridges, interchanges)
• 30 high priority parcels (main alignment)
• 40 medium priority parcels (some flexibility)
• 20 low priority parcels (noise walls, drainage)

Strategy:

• Phase 1: 10 critical, 5 parallel tracks
• Phase 2: 30 high priority, 6 parallel tracks
• Phase 3: 40 medium priority, sequential
• Phase 4: 20 low priority, sequential

Budget: $75M base + $24M contingencies (32%) = $99M total

Transmission Line (200 Parcels)

Scenario: 50km transmission corridor requiring 200 easements

• 25 critical parcels (tower sites, substation)
• 75 high priority parcels (main corridor)
• 75 medium priority parcels (some routing flexibility)
• 25 low priority parcels (access roads)

Strategy:

• Phase 1: 25 critical, 5 parallel tracks, 6 months
• Phase 2: 75 high priority, 10 parallel tracks, 9 months
• Phase 3: 75 medium priority, sequential, 12 months
• Phase 4: 25 low priority, sequential, 6 months

Budget: $15M base + $5M contingencies (33%) = $20M total

Version History

• 1.0.0 (2025-11-17) - Initial release with phasing, budgeting, resource allocation, and delay cost analysis

Author

Claude Code - Commercial Real Estate Lease Analysis Toolkit