Preliminary Bid Package: 848 N Detroit St.

Date: August 2, 2025

To: Yoni Chriqui, General Contractor

From: AI Construction Analysis Division, c/o Nick Levenstein

Dear Yoni,

This report presents a detailed preliminary analysis for the foundation and structural framing scopes of the proposed 10-unit subdivision at 848 N Detroit Street. This data-driven estimate addresses the challenges of manual bidding by providing a comprehensive material takeoff, cost analysis, and project schedule based on the plans.

Top-Line Summary

• Total Estimated Cost (Foundation): $315,115
• Total Estimated Cost (Structure): $898,590
• Total Project Scope Cost: $1,213,705 (Includes materials, labor, and allowances for 10 units)
• Estimated Project Duration: The combined foundation and structural framing phases are projected to take 78 calendar days (~16 weeks).

This is a preliminary estimate and is contingent on the clarifications outlined in the Requests for Information (RFIs) at the end of this report. Please review the detailed breakdown that follows. We are prepared to refine these figures upon receipt of the requested information.

🗓️ Project Timetable (78 Days)

Detailed Bid Package & Analysis

I. Key Findings & Strategic Insights

• Structural System: The project's design relies heavily on the Hardy Frame HFX prefabricated shear wall system. This system is a primary material cost driver but can accelerate the framing schedule. It is a proprietary, long-lead procurement item requiring early coordination.
• Sourcing Opportunities: A multi-state and cross-border sourcing analysis indicates potential for modest cost efficiencies. Lumber and sheathing may be sourced from Oregon at a 5-8% cost savings. Select materials like cement and fasteners could be procured from Northern Baja, Mexico, under USMCA, offering potential savings of 10-15% (net 3-5% after 3PL logistics costs).
• Primary Risk Factor: The greatest risk to accuracy is the lack of detailed dimensional strings on the architectural plans. All quantities herein are derived from scaling plan documents and carry an inherent margin of error.

II. Detailed Cost Estimate: Foundation & Structure

A. Methodology and Assumptions

• Basis of Estimate: Derived from architectural plan set "Detroit Addendum #2" and structural plan set "Detroit LADBS STAMPED".
• Dimensional Takeoff: All measurements were derived by scaling PDF documents, with an estimated error margin of +/- 3%.
• Unit-Based Quantification: Takeoffs were performed per unit type (A, B, C) and aggregated for the 10-unit total.
• Pricing & Labor Basis: Material pricing is based on wholesale, non-retail data for Q3 2025 in Southern California. Labor rates are based on blended, non-union market rates for Los Angeles County.

B. Division 03: Concrete (Foundation)

Material Takeoff (MTO) Summary:

• Total Concrete Volume (3000 PSI, with 5% waste): 212 cubic yards.
• Total #4 Rebar (with 10% waste): 16,500 linear feet (5.5 tons).
• Total #3 Rebar (Ties): 850 linear feet (0.2 tons).
• Anchor Bolts (5/8"x12"): 380 units.
• Hardy Frame Anchorage Kits (RA & BB-RA): 80 sets.

*Foundation Project Total includes subtotal, contingency, and a 15% GC overhead & profit markup.

C. Division 06: Wood, Plastics, and Composites (Structure/Framing)

Material Takeoff (MTO) Summary:

• Lumber: 38,500 LF (2x6), 29,800 LF (2x4), 11,200 LF (2x10), 2,100 LF (2x12).
• Engineered Wood: 19,500 LF (TJI Joists), 6,800 LF (LVL Beams).
• Sheathing: 891 sheets (7/16" OSB, 4x8).
• Hardy Frame HFX Panels: 88 panels (various sizes).
• Connectors: 1,450 Joist Hangers, 280 Hold-Downs, and other hardware.

*Structure Project Total includes subtotal, contingency, and a 15% GC overhead & profit markup.

III. Appendix: Requests for Information (RFI)