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NoblePort
SPEC DEV
CONFIDENTIAL · v2 · 2026-03-03
8 Mansion Drive · Rowley, MA
3,300 SF · 3 BED / 3 BATH · 2024 New Construction · Modular + Site Build
Comp Avg $/SF
$703
Target $/SF
$900
Premium
+28%
Overview
Draw Schedule
Comps
Appraisal
Upgrades
Timeline
Risk + Checklist
Project Overview
NoblePort Construction LLC · Lender-Ready Package · Document v2 (Draw Schedule + Appraisal Narrative)
Target Exit (Low)
$2,900,000
Conservative
Target Exit (High)
$3,000,000
Optimistic
All-In Basis
$2,139,311
Cost basis
Gross Profit
$760,689
Low scenario
Gross Margin
26.2%
Conservative
Living Area
3,300 SF
3 Bed / 3 Bath
Developer Profile
NoblePort Construction LLC
35+ years construction execution experience in Massachusetts market.
Licensing: MA CSL #091858 · MA HIC #140326
Delivery: Modular base + controlled site/foundation + controlled finish scope.
Pricing discipline: Baseline 30% markup policy for all quotes — escalation protection built-in.
Controls: Bid log, budget, contingency reserve, and appraisal narrative management.
Construction Scope
Huntington Modular (Original)
$468,701
+ 30% Policy Markup
$140,610
Modular (Policy-Adjusted)
$609,311
Site + Foundation
Included
Utilities / Eng / Permits
Included
Hardscape + Landscaping
Included
Contingency Reserve
Included
Carry / Soft Costs
Included
All-In Basis
$2,139,311
Exit Scenarios
Conservative
$2,900,000
Gross Profit:
$760,689
Margin:
26.2%
26.2%
Target
$2,970,000
Gross Profit:
$830,689
Margin:
28%
28%
Optimistic
$3,000,000
Gross Profit:
$860,689
Margin:
28.7%
28.7%
Key control: schedule discipline. Delay inflates carry and erodes margins.