KELLBRODevelopment opportunity / September 2026
Missouri • Residential investment concept

Built for
what’s next.

A boutique luxury multifamily vision for an assumed 0.75-acre site. Site photographs, design direction and preliminary financial projections in one investor-ready overview.

20Concept units
0.75Assumed acres
$8.7MWorking cost
Uploaded photograph of existing lot with an older structure, fence and overhead utility lines
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KELLBRO01 / The place
Site documentation

The site today.

Uploaded site photograph showing grass, fence, mature trees and nearby utility infrastructure
View A · grass, existing fence and mature trees
Uploaded site photograph showing existing structure, vegetation and overhead utility lines
View B · existing structure and utility corridor

These are the two most recent uploaded images. Parcel identity, exact boundary, existing conditions and suitability for development have not been independently verified.

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KELLBRO02 / The vision
A private residential enclave

Luxury with an
efficient footprint.

A proposed 20-residence community with a vehicle-accessible automated gate, thoughtfully arranged parking and refined Midwest landscaping.

Early design direction: approximately four 3-story buildings; light neutral exteriors with masonry accents; large windows; patios or balconies; warm contemporary interiors; durable, repeatable finish packages.

4Illustrative buildings
3Illustrative stories
26.4kApprox. rentable SF
30–32kApprox. gross SF

Concept only. No site plan, access design, unit count, building area, zoning entitlement, fire access, stormwater design or parking approval has been established.

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KELLBRO03 / Residential program
Unit mix

Residences with
room to live.

Two bedroom / two bath16 homes × 1,250 SF
20,000 SF
Three bedroom / two bath4 homes × 1,600 SF
6,400 SF
Total residential area20 homes
26,400 SF
Interior character

Warm contemporary luxury

Natural oak tones, soft ivory surfaces, subtle stone-look porcelain, quartz kitchens, large islands, generous glazing and carefully chosen black or champagne-bronze accents.

Premium end units may add corner windows and upgraded views. Finishes, layouts and sizes remain illustrative.

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KELLBRO03 / Interior vision
Illustrative concept rendering · 2-bedroom residence

Living beautifully,
every day.

Concept rendering of a warm luxury living room, dining area and kitchen with oak island

Open living + kitchen

A generous island anchors the kitchen, dining and living areas. Warm oak, ivory cabinetry, quartz surfaces and large windows establish a consistent design language.

Illustrative design intent. Furnishings, views, geometry and finishes are subject to architectural design and budget.

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KELLBRO03 / Interior vision
Illustrative concept rendering · 3-bedroom residence

A quiet private suite.

Concept rendering of a warm primary bedroom with a view to a tiled double vanity bathroom

Bedroom + spa bath

A king-size primary room pairs neutral textiles and oak flooring with a glass shower, double vanity and warm stone-look porcelain.

Illustrative concept only; no floor plan or finish schedule has been approved.

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KELLBRO04 / Exterior vision
Illustrative exterior concept board

Arrival, architecture
and community.

Concept board showing an aerial view of four multifamily buildings, automated entrance gate, internal drive, gathering space, building exterior and indicative floor plans

A cohesive address

The concept depicts a gated vehicle entrance, four residential buildings, landscaped circulation, a gathering space and contemporary Midwest exterior materials.

This is an artistic rendering, not an approved site plan. Its depicted building, unit, parking and coverage figures require survey, zoning, civil engineering and design verification.

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KELLBRO04 / Cost framework
Preliminary development allowance

A working budget
of $8.7 million.

CategoryWorking allowance
Building and site construction$6,950,000
Design, engineering, permits and soft costs$950,000
Construction contingency$450,000
Other owner / development allowances$350,000
Preliminary total$8,700,000
$435k / home

Approximately $272–$290 per gross building square foot using a 32,000–30,000 SF gross area range.

Cost estimate requires a reset.

The previously supplied detailed construction ranges sum to about $7.0M–$9.35M, above the stated $6.5M–$7.5M subtotal. The $8.7M figure is a top-level planning case, not a reconciled bid.

Previous broad scenarios: $7.8M cost controlled; $8.7M target; $9.6M high case. These exclude land purchase, construction-loan interest and lender fees, and developer fee/profit. Some site or municipal charges could vary materially.

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KELLBRO05 / Rental projection
20-home rental scenario

Projected revenue,
three lenses.

Scenario2BR / month3BR / monthGross / monthGross / year
Conservative$2,200$2,700$46,000$552,000
Working case$2,450$3,100$51,600$619,200
Strong market$2,600$3,400$55,200$662,400
Conservative
$552k
Working case
$619k
Strong market
$662k

Gross scheduled residential rent assumes all 16 two-bedroom and 4 three-bedroom units leased at the shown rates for 12 months. These are earlier illustrative assumptions; no parcel-specific rent comparables have been established.

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KELLBRO06 / Returns and density
Underwriting checkpoint

What the numbers
are telling us.

Working-case bridgeAnnual
Scheduled residential rent$619,200
Less assumed 5% vacancy / credit loss($30,960)
Plus illustrative other income$24,000
Effective gross income$612,240
Operating costs at 30%–35% of EGI($183,672)–($214,284)
Indicative NOI$397,956–$428,568
4.6–4.9%

Indicative NOI divided by the $8.7M planning cost, before land, financing and other omitted development costs. The earlier central estimate of ~$415k NOI equates to ~4.8%.

Test the unit count before committing.

Previous density illustrations: 24 units at $2,300 average rent = $662,400 gross annual rent; 28 units at $2,250 = $756,000. Neither is a feasibility finding, cost estimate or profit projection.

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KELLBRO07 / Decision path
From concept to defensible plan

Validate. Design.
Underwrite.

01

Confirm the parcel

Survey, title, boundaries, easements, existing structures and utility capacity. Determine the correct Missouri jurisdiction.

02

Establish the envelope

Verify zoning, permitted density, setbacks, height, parking, fire access, stormwater and site work requirements.

03

Compare schemes

Price 16, 20, 24 and 28-unit layouts where legally possible. Obtain local rental comparables and contractor budgets.

For a parcel within Kansas City, Missouri, the city provides zoning verification, development fees and development review guidance. Applicability depends on the actual municipality.

Kellbro.

Concept presentation · September 2026 · Not an appraisal, architectural plan, contractor bid, entitlement determination or investment offer.

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