A 100-unit micro-unit residential development where every appliance, utility, and mechanical system lives inside the perimeter cavity walls. The entire interior is one completely open, unpartitioned floor plate. No pipes in finished walls. No partition walls. No compromise on space. This is the box-within-a-box system at full scale.
Orbit the full building exterior, trigger the X-Ray cutaway to reveal the open-concept interior and cavity wall system, or take an aerial view. Drag to rotate — scroll to zoom.
Four schematic drawings for all parties — investors, architects, general contractors, city officials, and HUD compliance officers.
Complete data for architect review, GC estimating, city permitting, HUD compliance, and investor due diligence.
| Drawing no. | Title | Discipline | Status | Scale | Key notes |
|---|---|---|---|---|---|
| A-101 | Typical floor plan | Architectural | Schematic | 1/8"=1'-0" | 20 units/floor · 5 floors · double-loaded corridor |
| A-102 | Coordinate-based unit plan | Architectural | Schematic | 1/4"=1'-0" | 800 SF net · all appliances in cavity walls · open-concept center |
| A-103 | Ground floor plan | Architectural | Not started | 1/8"=1'-0" | Lobby, mail, bike storage, amenity, circulation |
| A-201 | Interior building section | Architectural | Schematic | 1/8"=1'-0" | N–S cut · cavity wall shown · floor-to-floor height |
| A-202 | Longitudinal building section | Architectural | Not started | 1/8"=1'-0" | E–W cut · egress · stair/elevator relationship |
| A-301 | South elevation | Architectural | Schematic | 1/32"=1'-0" | Street facade · window grid · entry canopy |
| A-302 | North elevation | Architectural | Not started | 1/32"=1'-0" | Service side |
| A-303 | East & west elevations | Architectural | Not started | 1/32"=1'-0" | End walls |
| A-401 | Enlarged unit — accessible | Architectural | Not started | 1/4"=1'-0" | 5% ADA/HUD units · 60" turning radius |
| A-501 | Cavity wall section | Architectural | Schematic | 1"=1'-0" | Box-in-box detail · MEP in 18" cavity |
| A-502 | Party wall section | Architectural | Not started | 1"=1'-0" | Unit-to-unit assembly · STC rating |
| A-503 | Corridor wall section | Architectural | Not started | 1"=1'-0" | Fire-rated assembly · 1-hr min. |
| A-601 | Door & window schedule | Architectural | Not started | N/A | All openings with hardware and glazing specs |
| A-602 | Finish schedule | Architectural | Not started | N/A | Unit interiors · common areas |
| A-701 | Roof plan | Architectural | Not started | 1/16"=1'-0" | Drainage · HVAC condensers · parapet |
| M-101 | Mechanical floor plan | Mechanical | Not started | 1/8"=1'-0" | Mini-split layout · line set routing |
| M-201 | Mechanical section | Mechanical | Schematic | 1"=1'-0" | Line set routing in cavity · condenser locations |
| M-301 | HVAC schedule | Mechanical | Not started | N/A | Unit equipment list · BTU loads |
| M-401 | Ventilation plan | Mechanical | Not started | 1/8"=1'-0" | ERV / fresh air · code compliance |
| E-101 | Electrical floor plan | Electrical | Not started | 1/8"=1'-0" | Panels · outlets · lighting in cavity |
| E-201 | Lighting plan | Electrical | Not started | 1/8"=1'-0" | Unit and common area lighting |
| E-301 | Electrical one-line diagram | Electrical | Not started | N/A | Service entrance · distribution · unit panels |
| E-401 | Panel schedules | Electrical | Not started | N/A | Load calculations · circuit sizing |
| P-101 | Plumbing floor plan | Plumbing | Not started | 1/8"=1'-0" | Supply & waste routing in cavity |
| P-201 | Plumbing riser diagram | Plumbing | Not started | N/A | Vertical stack routing · floor penetrations |
| P-301 | Plumbing venting diagram | Plumbing | Not started | N/A | Code compliance · wet wall coordination |
| S-101 | Foundation plan | Structural | Not started | 1/8"=1'-0" | Slab on grade or post-tensioned · bearing walls |
| S-201 | Structural floor plan | Structural | Not started | 1/8"=1'-0" | PT slab or cast-in-place · opening coordination |
| S-301 | Roof framing plan | Structural | Not started | 1/8"=1'-0" | Roof structure · parapet · equipment pads |
| S-401 | Load path & shear wall | Structural | Not started | N/A | Lateral system · seismic / wind |
| COORD | MEP coordination plan | Coordination | Schematic | 1/8"=1'-0" | Cavity routing · clash detection · access panel schedule |
| FIRE | Fire / life safety plan | Fire Safety | Not started | 1/8"=1'-0" | Egress · sprinkler zones · fire department access |
| ACC | Accessibility plan | Accessibility | Not started | 1/4"=1'-0" | ADA unit locations · route of travel · signage |
| Category | Item | Value | Notes |
|---|---|---|---|
| Area | Net unit area | 800 sq ft | Excludes cavity wall assembly |
| Area | Gross unit area | 1,000 sq ft | Includes 18" cavity all sides (40'×25') |
| Area | Efficiency ratio | 80% | Net / gross |
| Area | Units per floor | 20 | 10 north · 10 south of corridor |
| Area | Total units | 100 | 5 identical floors |
| Dimensions | Overall unit width | 40'-0" | East–west (gross, incl. cavity) |
| Dimensions | Overall unit depth | 25'-0" | North–south (gross, incl. cavity) |
| Dimensions | Cavity depth (all sides) | 1'-7 5/16" | Full perimeter service space — all four walls |
| Dimensions | Floor-to-floor height | 12'-0" | Typical all floors |
| Open concept | Interior partition walls | None | 100% open floor plate — no rooms divided by walls |
| Open concept | Closet bay | 2'-0" × 6'-0" | Built into north cavity wall |
| Open concept | Bathroom zone | 8'-0" × 3'-0" | Toilet, shower, sink in north service wall |
| Open concept | Refrigerator | 5'-0" × 2'-0" | Built into north cavity wall |
| Open concept | Retractable sink + stove | Fold-flat to north wall | Extends from north wall only when in use |
| Open concept | Murphy bed pocket | 5'-0" × 5'-0" | West wall · deploys into room · stows completely flush |
| Open concept | Kitchen bay | 10'-0" × 2'-6" | East wall · counter and storage recessed into cavity |
| Cavity system | MEP access method | Interior removable panel | No wall demolition required — ever |
| Cavity system | Maintenance cost saving | 30–40% vs. conventional | All pipes, conduit, line sets in cavity — no finish wall opening |
| ADA / HUD | Entry door clear width | 36" clear ✓ | Exceeds ADA minimum of 32" |
| ADA / HUD | Accessible unit % | 5% (5 units) | UFAS / FHA requirement |
| ADA / HUD | Turning radius | 60" clear ✓ | Open plan makes this straightforward to achieve |
| ADA / HUD | Grab bar blocking | All units ✓ | Bath walls reinforced at rough-in |
| Metric | Colorado | New Mexico | Arizona | Utah | Notes |
|---|---|---|---|---|---|
| Construction cost / unit | $165,000 | $180,000 | $170,000 | $175,000 | Varies by local labor market |
| Construction cost — total | $16,500,000 | $18,000,000 | $17,000,000 | $17,500,000 | Hard cost · 100 units |
| Soft costs (est. 20%) | $3,300,000 | $3,600,000 | $3,400,000 | $3,500,000 | Design, permits, FF&E, carry |
| Total project cost | $19,800,000 | $21,600,000 | $20,400,000 | $21,000,000 | Hard + soft |
| Market rent / unit / month | $1,500 | $1,200 | $1,400 | $1,350 | Stabilized, blended |
| Gross potential rent (annual) | $1,800,000 | $1,440,000 | $1,680,000 | $1,620,000 | 100 units × 12 months |
| Effective gross income (5% vac.) | $1,710,000 | $1,368,000 | $1,596,000 | $1,539,000 | |
| Operating expenses (35% of EGI) | $598,500 | $478,800 | $558,600 | $538,650 | |
| NOI — stabilized | $1,111,500 | $889,200 | $1,037,400 | $1,000,350 | |
| Cap rate target | 5.5%–7.5% | 6.0%–7.5% | 5.5%–7.0% | 5.5%–7.0% | Market driven |
| Target IRR (5-yr hold) | 12%–18% | 14%–18% | 12%–16% | 12%–16% | |
| Equity multiple target | 1.8×–2.4× | 2.0×–2.4× | 1.8×–2.2× | 1.8×–2.2× | |
| Stabilization timeline | 12–18 months post certificate of occupancy | ||||
| MEP maintenance savings | 30–40% vs. conventional construction · cavity system benefit | ||||
| Phase | Start | End | Duration | Key milestones & deliverables |
|---|---|---|---|---|
| Phase 1 — Pre-development | Day 0 | Day 60 | 60 days | Investor package · architect selection · GC estimate · land acquisition · feasibility |
| Phase 2 — Design | Day 60 | Day 150 | 90 days | Schematic design · design development · construction documents · permitting submission |
| Phase 3 — Permitting | Day 150 | Day 240 | 90 days | City review · fire marshal · structural review · comment resolution · permit issuance |
| Phase 4 — Construction | Day 240 | Day 540 | 300 days | Site work · foundation · structure · MEP in cavity · finishes · punch list · inspections · CO |
| Phase 5 — Lease-up | Day 540 | Day 600 | 60 days | Marketing · leasing · move-ins · stabilization target (90%+ occupancy) |
| Total project duration | Day 0 | Day 600 | 600 days | Kickoff to stabilization — approximately 20 months |
We work with qualified investors, family offices, and strategic capital aligned with long-horizon real estate. Murphy Flat delivers full-size living without the compromise — every square foot counts because the walls do the work.
✦ Investor & Partner Inquiry — Murphy Flat
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