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Yup also gp doesn't have apartments.

Probably goes without saying, that not all large lots are the same, side, slope etc.  What do most people consider a large lot?  20 ft rear setback?  40?  >7k sq ft lot?  Just curious what others think, I agree with Bulls; I'm particularly partial to large lots and really think it's...

Plus social security. Medicare. Disability insurance etc

Imagine lots of BP owners starting lap 2 years. 

was going in a different direction, as you've chosen to not include a lot of costs in your EW calcs. . .and reasonably speaking, it closed in oct of 2015, so more like 2.5 years vs 4. . . and assuming both properties owner occupied, would have advantage of being eligible for tax free capital...

I like the exclusion of MR, HOA, commission and using ask price to calc returns in EW vs GPN. 

Often later phases tend to be cul de sac and bigger lots.

Taking out Solaira 8 acres and units, leaves you with 726 units on 164 acres 4.43 units/acre

Good catch, eyes went to headline numbers Pavilion Park. In May 2013, the Great Park Venture completed development of Pavilion Park, which includes 947 homesites, an approximately six acre park and a community center with a swimming pool, a greenhouse and a playground. In May 2013, the Great...

Data pulled from 10k, might've included Solaira.  Believe pools acreage included in BP numbers

Of course, pretty sure school isn't 47 acres. 

Agree with most except density.  Pavillion park has 947 homes on 172 acres or 5.51 homes/acre Beacon park has 1029 homes on 234 acres or 4.4 homes/acre. 

Would echo most of what aquabliss commented.  Density of homes, few/no apartments (depending on community), k-8 were drivers for me. I love the desert landscaping, wife hates it. 

Not terribly difficult to tap into existing drains. I'm not too handy but was able to do, running new drains and I might be singing different tune.

most income numbers tend to be household income, so 2 people making 75k each seems plausible

Congrats and enjoy. 

gm is 20% but doesn't include carrying cost/lead time and sg&a. . net tends to be around 6-10%.  New Home Co. is the contract builder for IP and makes 6-8% per unit. 

Just for inversion sake. Better cell phone service may help valuations. Could you imagine being the Irvine Co and making the argument that poor cell phone service at the spectrum is because they don't want cell towers nearby.

Lots of these fwy on ramp issues would require eminent domain. Lots of left hand turns to get on and off 5 at sand canyon and jeffrey.

Congrats on purchase.