99208920814688
98.3 / 100 · Favorable
- Median slope: 0.774 %
- Soil drainage: Well drained
- Flood constraint: see_parcel_constraints
§E · Decision layer
Model a deal
See which incentive designations actually stack on the same Tulsa parcel, test a capital stack against the typed program caps, and produce a readiness report you can take to an intake conversation. Every 3D view has a 2D accessible equivalent showing the same figures.
242 parcels analysed · every 3D view has a 2D fallback
Decision Lens
Constructability lens
Same dual-axis model as Explore: Program incentives vs site constructability. This panel previews provisional readings until the terrain pipeline publishes measured DEM/SSURGO joins.
Provisional / awaiting terrain pipeline
99208920837200
90 / 100 · Favorable
- Median slope: 3.716 %
- Soil drainage: Water
- Flood constraint: see_parcel_constraints
99208920837029
68.3 / 100 · Moderate
- Median slope: 16.724 %
- Soil drainage: Well drained
- Flood constraint: see_parcel_constraints
99208920837100
76.7 / 100 · Favorable
- Median slope: 13.203 %
- Soil drainage: Well drained
- Flood constraint: see_parcel_constraints
Constructability is decision-support only — not engineering certification, survey, or an offer of financing.
Constructability is a separate Decision Lens axis from program incentives. Scores are never averaged into F4 incentive totals. Descriptive decision-support only — not underwriting and not an offer.
Decision Lens — constructability aggregate
Decision Lens constructability aggregate: flood coordination from joined FEMA constraints plus slope/SSURGO when measured. Missing DEM or soil samples stay gated as unconfirmed — never fabricated. Parallel to the incentive Venn; does not change program math.
Parcels analysed242
Any measured factor242
Mapped flood constraint4
Slope measured12
Soils measured11
Mean composite (measured)0.944
Constructability readings are decision-support only. They reuse public DEM, SSURGO, and FEMA sources when measured; unconfirmed factors are gated and never fabricated. Not an engineering certification, survey, or flood determination.
Eligibility overlap explorer
F28 · which incentive designations actually stack on the same parcel. Membership is real joined eligibility across 242 Tulsa parcels — no modelled or illustrative counts.
Select an overlap region to list the parcels in it.
Sources: City-owned — Tulsa County Assessor — ownership classification (M1 pipeline) single-sourced · QCT — HUD — Qualified Census Tracts (QCT) 2026 single-sourced · EZ — Oklahoma Dept. of Commerce (ODOC) — priority enterprise zones single-sourced
Stack Simulator
F29 · set your assumptions and see the capital stack recompute against the typed program caps. Descriptive — not an offer Decision-support, not underwriting.
Recomputed capital stack
| Source | Position | Amount | % of cost | Sized by | Status |
|---|---|---|---|---|---|
| THIF Project Loan PRD-290 transcript (c4cf5041) [T 41:00–41:42] | Subordinate debt | $5M | 41.7% | capped by the program maximum | VerifiedReconciliation-gated |
| THIF Project Equity & Subsidy Grant (ILT3 gap grant) PRD-290 transcript (c4cf5041) [T 42:07–42:44] | Gap / grant | $5M | 41.7% | capped by the ILT3 per-project limit | VerifiedReconciliation-gated |
| OHFA 9% LIHTC Congressional Research Service. "An Introduction to the Low-Income Housing Tax Credit." Congress.gov, Library of Congress, www.congress.gov/crs-product/RS22389. Accessed 19 July 2026. | Equity / credit | $1.20M | 10.0% | capped by the program maximum | VerifiedReconciliation-gated |
| Total sourced | $11.20M | 93.3% | |||
| Residual gap | $800K | ||||
| THIF exposure (1 project) | $10M | ||||
| Modelled hard cost | $222/sf | ||||
- ILT3 per-project cap reached. THIF Project Equity & Subsidy Grant (ILT3 gap grant) is capped at $5M per project — the request was reduced to the cap, so the stack shows the capped amount, not the ask. THIF finance meeting transcript [T 39:48–40:17]
- Within the per-developer THIF exposure cap. $10M of THIF exposure across 1 project against a $10M per-developer cap. THIF finance meeting transcript [T 39:48–40:17]
- Below the pool-share concentration concern. This developer would draw ~13.3% of the ~$75M five-year ILT3 pool. A single developer at ~20% is a stated concentration concern. THIF finance meeting transcript [T 39:48–40:17]
- Within the OHFA QAP per-sf cost threshold. Modelled hard cost is $222/sf against a $250/sf QAP threshold (land excluded). This figure is reconciliation-gated and stays descriptive until re-verified against the published QAP. Oklahoma Housing Finance Agency. "2026 Affordable Housing Tax Credits Program — Qualified Allocation Plan (Application Instructions)." OHFA, 24 Sept. 2025, www.ohfa.org/affordable-housing-tax-credits/. Accessed 19 July 2026.
- Residual gap remains. $800K of the $12M modelled total development cost is not covered by the selected sources.
Saved scenarios stay in this browser only — nothing is transmitted or stored on a server.
Developer dashboard
F30 · portfolio exposure across your saved scenarios, tested against the typed THIF caps. Descriptive — not an offer
Saved scenarios are stored in this browser only (opt-in). They are never transmitted to a server, are not shared, and are lost if you clear site data.
Loading saved scenarios…
Application Readiness Report
F31 · what an intake would ask for, pre-filled from your assumptions. A readiness artifact, not a submission.
OHFA 9% LIHTC
Administered by OHFA / IRS §42 · VerifiedReconciliation-gated Congressional Research Service. "An Introduction to the Low-Income Housing Tax Credit." Congress.gov, Library of Congress, www.congress.gov/crs-product/RS22389. Accessed 19 July 2026.
Assumptions this report was built from
| Total development cost | $12M |
|---|---|
| Units | 60 |
| Hard-cost floor area (land excluded) | 54,000 sf |
| Modelled hard cost | $222/sf |
| THIF exposure modelled | $10M |
| Residual gap | $800K |
Readiness steps
- Confirm the project fits OHFA 9% LIHTC (na position) with OHFA / IRS §42. Not determinable from these assumptions.
- Meet eligibility: Competitively allocated (~70% present-value subsidy). Not determinable from these assumptions.
- Meet eligibility: $1.2M max 9% award; HOME-based per-unit total-development-cost limit applies. 60 units modelled (assumption). AMI mix still needs confirming.
- Meet eligibility: Subject to OHFA QAP cost thresholds (see qap-cost-threshold constraint). Not determinable from these assumptions.
- Document AMI / set-aside: LIHTC set-aside (e.g. ≤60% AMI, income averaging). 60 units modelled (assumption). AMI mix still needs confirming.
- Confirm current program terms with the administering entity (terms shown are descriptive, not an offer). Not determinable from these assumptions.
Constraints to clear
- P.L. 119-21 (2025) permanently raised the 9% ceiling +12% from 2026.
Caps and thresholds applied
- ILT3 per-project cap reached. THIF Project Equity & Subsidy Grant (ILT3 gap grant) is capped at $5M per project — the request was reduced to the cap, so the stack shows the capped amount, not the ask. THIF finance meeting transcript [T 39:48–40:17]
- Within the per-developer THIF exposure cap. $10M of THIF exposure across 1 project against a $10M per-developer cap. THIF finance meeting transcript [T 39:48–40:17]
- Below the pool-share concentration concern. This developer would draw ~13.3% of the ~$75M five-year ILT3 pool. A single developer at ~20% is a stated concentration concern. THIF finance meeting transcript [T 39:48–40:17]
- Within the OHFA QAP per-sf cost threshold. Modelled hard cost is $222/sf against a $250/sf QAP threshold (land excluded). This figure is reconciliation-gated and stays descriptive until re-verified against the published QAP. Oklahoma Housing Finance Agency. "2026 Affordable Housing Tax Credits Program — Qualified Allocation Plan (Application Instructions)." OHFA, 24 Sept. 2025, www.ohfa.org/affordable-housing-tax-credits/. Accessed 19 July 2026.
- Residual gap remains. $800K of the $12M modelled total development cost is not covered by the selected sources.
Descriptive — not an offer This is a readiness artifact, not a submission. Confirm current terms and apply through the official THIF intake portal — nothing on this page reserves, applies for, or commits any funding.