P2500-BAYOU · designed from the line backward
Hero platform — not first articleThe Bayou 2500
2,500 SF · 4 bed · 2.5 bath · 2-car · two-story ICF hybrid
The principle
Design the house from the manufacturing line backward. Simple rectangular footprints, fewer corners, standardized openings, and planned penetrations reduce ICF labor, bracing, waste, and complexity. Finish packages create luxury. Structural geometry does not.
Single-story 2,500 SF: foundation ~2,500 SF and roof ~2,500+ SF. Two-story 2,500 SF: foundation ~1,250 SF and roof ~1,250+ SF (plus garage). The factory adds a floor cassette — which is exactly the cost trade off-site construction is designed to exploit. Two stories are not inherently cheaper. This geometry is cheaper to industrialize.
Locked geometry
- Plate ~38' × 33' ≈ 1250 SF / floor
- Overall depth with garage ~57'
- ICF perimeter 142 LF · 20' height
- Gross ICF wall ~2,840 SF
- As close to four main corners as possible. No bump-outs, bays, or decorative jogs in the structural shell.
- 24' × 24' attached. Not ICF. Light-gauge steel / engineered wood. Same roof line, same cladding, same appearance.
- Wet core: kitchen → pantry → powder → laundry → baths
- Bedroom wing: 2, 3, 4 + bath — same windows, doors, closets, electrical
- Wow axis: Foyer → great room → kitchen → covered patio. Spend money on experience, not bump-outs.
- Daily: Garage → mudroom → pantry / kitchen
- Street simple. Rear glass on a straight wall.
- FORTRESS concrete roof is a premium option, not the standard.
Space program
| Space | Target |
|---|---|
| Great room | 400–450 SF |
| Kitchen | 220–250 SF |
| Dining | 150–180 SF |
| Primary bedroom | 220–240 SF |
| Primary bath | 140–160 SF |
| Primary WIC | 90–110 SF |
| Bedroom 2 | 130–145 SF |
| Bedroom 3 | 130–145 SF |
| Bedroom 4 | 130–145 SF |
| Bath 2 | 70–85 SF |
| Laundry | 70–90 SF |
| Pantry | 45–60 SF |
| Powder room | 25–35 SF |
| Mudroom | 50–70 SF |
| Foyer / circulation / storage | Balance — do not waste 400–500 SF on hallways |
Same house, finish packages
Same house. Same ICF wall modules. Same structural grid. Same wet core. Same electrical. Same HVAC. Same window set. Same doors. Same roof cassette. Same cabinet box. Same bathroom modules. Same factory stations.
Exterior style
- Modern
- Coastal
- French Country
- Craftsman
- Louisiana Traditional
Kitchen
- Essential
- Signature
- Luxury
Bath
- Essential
- Spa
- Luxury
Cladding
- Brick
- Stucco
- Fiber cement
- Mixed stone
What we beat — D.R. Horton Slidell
Listing prices below are the sponsor’s verified D.R. Horton Slidell-area inventory as of this draft. They are marketing comparisons, not a formal appraisal or an apples-to-apples specification match. Replace with dated listing printouts in the data room before a lender uses them. Graphic comparisons elsewhere are approximate; these four are the ones to beat.
| Plan | Community | SF | Beds / baths / garage | Listed about |
|---|---|---|---|---|
| Oakdale | Lakeshore Villages | 2,453 | 4 / 3 / 2 | $373,000 |
| Tallulah | Lakeshore Villages | 2,706 | 4 / 3 / 2 | $390,000 |
| Ozark | Bonterra | 2,484 | 4 / 3 / 2 | $337,000 |
| Ledoux | Lakeshore Villages | 2,051 | 4 / 2 / 2 | $289,000 |
The Bayou 2500 is 4 bed / 2.5 bath. Several Horton comps are 3-bath — we are not pretending the bath count matches. The fight is more house, better structure, better flow, better presentation, and a lower all-in if the factory hits the $50/SF target. Until the prototype, that sentence is the objective, not a delivered price.
Formula ranking
| Rank | Formula | Verdict |
|---|---|---|
| 3 | 2,500 SF single-story ICF + shingle 50' × 50' living + ~500 SF garage | Very good production house, not the cheapest 2,500. Huge foundation, huge roof, large lot, more perimeter. First rendering energy — not the locked platform. |
| 1 | 2-story ICF + conventional shingle / factory cassettes ~38' × 33' plate × two floors = 2,500 SF on ~1,250 SF foundation | Locked base. Cuts foundation and roof roughly in half versus the ranch. Factory makes the second floor and the roof as tables, not field puzzles. |
| 2 | 2-story ICF + factory roof cassette (named) Same plate. Roof is a shipped assembly, not a concrete lid. | Sweet spot of the roof debate. Included in Formula 2 as the standard roof method. |
| 1A | Hybrid ICF + factory cassettes ICF conditioned shell. Garage not ICF. Floor + roof cassettes. Factory MEP, cabinets, baths. | This is Formula 2 with the garage taken out of the concrete shell. Locked. The customer does not care that the garage is not ICF. They care that the house is. |
| 5 | 2-story ICF + concrete / ICF roof (FORTRESS) Full concrete shell | Incredible product, not the cheapest. Shoring, pumping, extra structure, extra handling. Offer after base economics are proven. Do not make it Day-1 standard. |
Designed factory COGS
Designed BOM for The Bayou 2500 (2-story hybrid ICF, 2,500 SF living, 24×24 garage). Quantities follow the locked geometry (~38' × 33' plate, 142 LF ICF perimeter, 20' wall height). Prices are planning estimates pending supplier quotes. Do not call $125,000 — or any round number — the cost of a complete house until quotes and a prototype replace this schedule. Serial / heat / lot numbers are issued at receiving. None are invented here.
Factory materials
$149,902
Waste 6%
$8,994
Labor 920 hr (55,200 min)
$43,240
Overhead + freight + warranty
$28,813
Factory COGS
$230,949
Per living SF
$92/SF
Site erection package
$51,220
Lot + site allowances (not COGS)
$55,000
If we sold at the $105/SF public target ($262,500 house only), designed factory gross margin would be about 12% — before lot, foundation, and set. At $90/SF developer ($225,000), about -3%. Those percentages are only as good as this BOM. They are not a promise we can crush Horton tomorrow.
Lot and utility/driveway/landscape allowances are not factory COGS and are not the site erection package. Selling a turnkey occupied house means quoting them separately so we are never blind — and never pretending they are $0.
BOM by group
| Group | Factory | Site | Allowance | Lines |
|---|---|---|---|---|
| 01 Foundation / site | $0 | $15,460 | $0 | 12 |
| 02 ICF envelope | $20,297 | $11,240 | $0 | 14 |
| 03 Exterior envelope | $10,840 | $0 | $0 | 6 |
| 04 Windows / exterior doors | $14,180 | $0 | $0 | 7 |
| 05 Floor cassette | $11,383 | $0 | $0 | 5 |
| 06 Roof cassette | $15,061 | $0 | $0 | 7 |
| 07 Insulation / air seal | $3,058 | $0 | $0 | 4 |
| 08 Electrical | $6,900 | $320 | $0 | 8 |
| 09 Plumbing | $6,165 | $220 | $0 | 7 |
| 10 HVAC | $7,250 | $0 | $0 | 4 |
| 11 Interior walls / ceilings | $7,886 | $0 | $0 | 3 |
| 13 Interior doors | $3,420 | $0 | $0 | 2 |
| 14 Flooring | $8,711 | $0 | $0 | 3 |
| 15 Kitchen | $12,850 | $0 | $0 | 5 |
| 16 Bathrooms | $7,200 | $0 | $0 | 5 |
| 17 Laundry | $620 | $0 | $0 | 1 |
| 18 Closets / storage | $975 | $0 | $0 | 3 |
| 19 Paint / finishes | $1,450 | $0 | $0 | 1 |
| 20 Garage | $4,746 | $0 | $0 | 3 |
| 21 Exterior living | $2,170 | $0 | $0 | 2 |
| 22 Life safety | $640 | $0 | $0 | 1 |
| 23 Technology | $780 | $0 | $0 | 1 |
| 24 Site connection | $0 | $0 | $30,000 | 2 |
| 25 Consumables | $1,800 | $0 | $0 | 3 |
| 26 Factory packaging / transport | $1,100 | $0 | $0 | 2 |
| 27 Commissioning | $420 | $680 | $0 | 2 |
| Totals | $149,902 | $27,920 | $30,000 | 113 |
Factory labor minutes
| Station | Hours | Minutes |
|---|---|---|
| ICF wall assemblies (forms, bucks, embeds) | 160 | 9600 |
| Rebar kits and cages | 48 | 2880 |
| Floor cassette | 48 | 2880 |
| Roof cassette | 56 | 3360 |
| Electrical harnesses / panel | 64 | 3840 |
| Plumbing modules | 48 | 2880 |
| HVAC ducts | 40 | 2400 |
| Cabinets | 40 | 2400 |
| Bathroom assemblies | 56 | 3360 |
| Interior walls / drywall | 120 | 7200 |
| Paint | 48 | 2880 |
| Flooring | 40 | 2400 |
| Windows / doors / cladding packages | 64 | 3840 |
| Garage structure | 40 | 2400 |
| QC / pack / load | 48 | 2880 |
| Total @ $47/hr loaded | 920 | 55,200 |
Line-item BOM — 113 SKUs
Internal SKUs. Heat / lot / serial issued at receiving — blank on purpose. Make / buy / integrate is the hybrid manufacturing model.
- Living 2,500 SF over two stories (~1,250 SF/floor)
- Plate ~38' × 33' (1,254 SF) — four main ICF corners
- Garage 24' × 24' = 576 SF, attached, not ICF
- ICF wall gross ~2,840 SF; openings ~370 SF; net ~2,470 SF
- 6-inch concrete core; ready-mix purchased; pour is typically after erection
- Central wet core; 3–4 window SKUs; 2–3 door SKUs
- Architectural shingles standard; metal and FORTRESS roof are options, not in base COGS
| SKU | Item | Qty | UOM | Unit | Ext. | Mode | Scope |
|---|---|---|---|---|---|---|---|
| P2500-FND-001 | House slab + thickened edges (4–5") ~1,250 SF plate. Ready-mix. | 14 | CY | $185 | $2,590 | buy | site |
| P2500-FND-002 | Strip footings / ICF wall bearing 142 LF typical. | 12 | CY | $185 | $2,220 | buy | site |
| P2500-FND-003 | Garage slab 24×24. | 7 | CY | $185 | $1,295 | buy | site |
| P2500-FND-004 | Porch / patio slab (base covered porch) Keep base porch simple. | 4 | CY | $185 | $740 | buy | site |
| P2500-FND-005 | Foundation rebar / dowels / chairs Factory can kit; place on site. | 1 | lot | $2,800 | $2,800 | make | site |
| P2500-FND-006 | Anchor bolts / embedded plates Hold-downs and sills. | 1 | lot | $420 | $420 | buy | site |
| P2500-FND-007 | Vapor barrier + capillary break House + garage. | 1900 | SF | $0 | $855 | buy | site |
| P2500-FND-008 | Termite treatment Where required. | 1 | lot | $650 | $650 | buy | site |
| P2500-FND-009 | Perimeter insulation / forms / joints / sealants Control joints, expansion. | 1 | lot | $900 | $900 | buy | site |
| P2500-FND-010 | Waterproofing + drainage + sleeves Utility and foundation penetrations. | 1 | lot | $1,100 | $1,100 | buy | site |
| P2500-FND-011 | Grounding electrode materials Ufer / rods as engineered. | 1 | lot | $180 | $180 | buy | site |
| P2500-FND-012 | Base / compaction stone Varies by geotech. | 45 | TN | $38 | $1,710 | buy | site |
| P2500-ICF-001 | Straight ICF forms (6" core) Purchased forms Phase 1. Make assemblies. | 2100 | SF | $4 | $9,135 | buy | factory |
| P2500-ICF-002 | Corner / end / T / half-height forms Keep corners to four mains. | 1 | lot | $1,850 | $1,850 | buy | factory |
| P2500-ICF-003 | Bond-beam / lintel forms Openings and floor bearing. | 1 | lot | $720 | $720 | buy | factory |
| P2500-ICF-004 | Window / door bucks Standard opening family. | 1 | lot | $980 | $980 | make | factory |
| P2500-ICF-005 | Bracing / alignment / strongbacks (reusable, per-house share) Capital is in the equipment list; this is wear/consumable share. | 1 | lot | $350 | $350 | integrate | factory |
| P2500-ICF-006 | Form ties, adhesive, fastening hardware OEM system. | 1 | lot | $640 | $640 | buy | factory |
| P2500-ICF-007 | Wall concrete (6" core + lintels/bond beams) Typically pumped after erection. Ready-mix. | 52 | CY | $185 | $9,620 | buy | site |
| P2500-ICF-008 | Concrete pumping / placement share Contracted pump. | 1 | lot | $1,400 | $1,400 | buy | site |
| P2500-ICF-009 | Admixtures as engineered High-early if takt requires. | 1 | lot | $220 | $220 | buy | site |
| P2500-ICF-010 | Vertical + horizontal rebar (walls) Factory kits. Mill certs. | 7200 | LB | $1 | $4,464 | make | factory |
| P2500-ICF-011 | Lintel / bond-beam / opening rebar Jigged cages. | 1400 | LB | $1 | $868 | make | factory |
| P2500-ICF-012 | Dowels, chairs, tie wire, couplers Traceable. | 1 | lot | $480 | $480 | buy | factory |
| P2500-ICF-013 | Structural embeds / weld plates Steel cell. | 1 | lot | $390 | $390 | make | factory |
| P2500-ICF-014 | Sill pans, flashing, rough-opening seals Envelope, not an afterthought. | 1 | lot | $420 | $420 | buy | factory |
| P2500-ENV-001 | WRB / flashing tape / sealants / backer rod Assembly as engineered — ICF may reduce wrap. | 1 | lot | $890 | $890 | buy | factory |
| P2500-ENV-002 | Fiber-cement cladding (base package) Brick/stucco/stone are package upgrades, not base. | 2400 | SF | $2 | $5,160 | buy | factory |
| P2500-ENV-003 | Entry stone / brick accent Street luxury without bump-outs. | 1 | lot | $1,850 | $1,850 | buy | factory |
| P2500-ENV-004 | Trim, corners, soffit, fascia Standard profiles. | 1 | lot | $1,680 | $1,680 | buy | factory |
| P2500-ENV-005 | Gutters + downspouts Discharge in site package. | 1 | lot | $920 | $920 | buy | factory |
| P2500-ENV-006 | Exterior fasteners / drip / membranes Consumable-adjacent. | 1 | lot | $340 | $340 | buy | factory |
| P2500-WIN-001 | Standard window A (bedroom / bath) SKU freeze. Impact where specified is a package. | 10 | EA | $385 | $3,850 | buy | factory |
| P2500-WIN-002 | Standard window B (living / kitchen) Larger but still a standard. | 4 | EA | $620 | $2,480 | buy | factory |
| P2500-WIN-003 | Rear glass wall / sliding set WOW on a straight wall. | 1 | EA | $3,200 | $3,200 | buy | factory |
| P2500-WIN-004 | Front entry door + hardware Street luxury. | 1 | EA | $1,450 | $1,450 | buy | factory |
| P2500-WIN-005 | Rear / side exterior door Standard. | 1 | EA | $620 | $620 | buy | factory |
| P2500-WIN-006 | Garage doors (2) + opener + tracks Insulated, smart-ready. | 1 | lot | $2,100 | $2,100 | buy | factory |
| P2500-WIN-007 | Screens, weatherstrip, thresholds, stools Complete opening package. | 1 | lot | $480 | $480 | buy | factory |
| P2500-FLR-001 | Engineered joists / trusses / panels Cassette, not field framing. | 1250 | SF | $5 | $6,000 | make | factory |
| P2500-FLR-002 | Rim, blocking, hangers, connectors Hurricane hardware as specified. | 1 | lot | $780 | $780 | buy | factory |
| P2500-FLR-003 | Subfloor panels + adhesive + screws Staggered, glued and screwed. | 1250 | SF | $2 | $2,313 | buy | factory |
| P2500-FLR-004 | Underlayment / sound / fire-blocking / draft-stop Code assemblies. | 1 | lot | $640 | $640 | buy | factory |
| P2500-FLR-005 | Stair structural module Straight-run standard. | 1 | EA | $1,650 | $1,650 | make | factory |
| P2500-ROF-001 | Engineered roof trusses / cassette structure Living plate + garage. Simple hip or gable. No valleys. | 1830 | SF | $4 | $7,137 | make | factory |
| P2500-ROF-002 | Hurricane clips / straps / connectors Engineered. | 1 | lot | $520 | $520 | buy | factory |
| P2500-ROF-003 | Roof sheathing + clips + fasteners On the cassette table. | 1830 | SF | $2 | $2,837 | buy | factory |
| P2500-ROF-004 | Synthetic underlayment + ice/water where required Factory-applied where practical. | 1830 | SF | $1 | $1,007 | buy | factory |
| P2500-ROF-005 | Flashing kit (drip, pipe, vent, step) No valleys on the base roof. | 1 | lot | $380 | $380 | buy | factory |
| P2500-ROF-006 | Architectural shingles + starter + ridge + nails Covering ~1,830 SF + waste. Metal is an upgrade. | 22 | SQ | $135 | $2,970 | buy | factory |
| P2500-ROF-007 | Ridge vent Ventilation. | 1 | lot | $210 | $210 | buy | factory |
| P2500-INS-001 | Attic / ceiling insulation ICF is the wall R. Do not double-insulate walls. | 1250 | SF | $1 | $1,688 | buy | factory |
| P2500-INS-002 | Garage separation + acoustic + fire-rated where required House/garage assembly. | 1 | lot | $620 | $620 | buy | factory |
| P2500-INS-003 | Spray foam / sealant / firestop / penetration seals Air-sealing kit. | 1 | lot | $540 | $540 | buy | factory |
| P2500-INS-004 | Duct / pipe / WH insulation MEP. | 1 | lot | $210 | $210 | buy | factory |
| P2500-ELE-001 | Meter base, disconnect, 200A panel, breakers Buy gear; assemble panel in factory. | 1 | lot | $1,180 | $1,180 | integrate | factory |
| P2500-ELE-002 | Service / grounding conductors and electrodes Utility interface. | 1 | lot | $320 | $320 | buy | site |
| P2500-ELE-003 | Branch wiring (NM/conduit as required) Harnesses. Wet-core + bedroom-wing repetition. | 1 | lot | $2,100 | $2,100 | make | factory |
| P2500-ELE-004 | Boxes, connectors, supports, firestop Complete rough. | 1 | lot | $480 | $480 | buy | factory |
| P2500-ELE-005 | Devices (receptacles, GFCI, AFCI, switches, USB, WP) Standard device package. | 1 | lot | $720 | $720 | buy | factory |
| P2500-ELE-006 | Lighting package (recessed + decorative + vanity + exterior) Dramatic living-axis lighting is in Signature/Luxury upgrades. | 1 | lot | $1,850 | $1,850 | buy | factory |
| P2500-ELE-007 | Smoke / CO, doorbell, exhaust, appliance, HVAC, WH circuits Life safety + specialties. | 1 | lot | $390 | $390 | buy | factory |
| P2500-ELE-008 | EV-ready conduit / circuit Cheap in the factory. Painful in the field. | 1 | lot | $180 | $180 | buy | factory |
| P2500-PLB-001 | PEX + manifold + valves + PRV / backflow as required One wet core. This is the savings. | 1 | lot | $980 | $980 | make | factory |
| P2500-PLB-002 | Water heater + expansion tank Heat-pump WH is an option. | 1 | EA | $1,450 | $1,450 | buy | factory |
| P2500-PLB-003 | DWV (PVC) + fittings + cleanouts + vents Stacked baths. | 1 | lot | $780 | $780 | make | factory |
| P2500-PLB-004 | Toilets (3) Primary + secondary + powder. | 3 | EA | $285 | $855 | buy | factory |
| P2500-PLB-005 | Lavs / kitchen sink / faucets / shower valves / heads Essential package. Spa/Luxury upgrades exist. | 1 | lot | $1,680 | $1,680 | buy | factory |
| P2500-PLB-006 | Disposal, laundry boxes, hose bibs, stops, traps, arrestors The forgotten plumbing. | 1 | lot | $420 | $420 | buy | factory |
| P2500-PLB-007 | Main water / sewer stubs (house side) Utility tap is site/allowance. | 1 | lot | $220 | $220 | buy | site |
| P2500-HVAC-001 | Heat pump + air handler + thermostat + pad Buy equipment. Do not make compressors. | 1 | lot | $4,800 | $4,800 | buy | factory |
| P2500-HVAC-002 | Duct assemblies, registers, mastic, insulation Factory ducts. | 1 | lot | $1,650 | $1,650 | make | factory |
| P2500-HVAC-003 | Line set, condensate, pans, fittings Charge on site/commissioning. | 1 | lot | $420 | $420 | buy | factory |
| P2500-HVAC-004 | Bath / kitchen / dryer exhaust ERV/HRV is a specified option. | 1 | lot | $380 | $380 | buy | factory |
| P2500-INT-001 | Interior studs / track / blocking Wood or CFS as selected. Wet-core repetition. | 1 | lot | $2,850 | $2,850 | make | factory |
| P2500-INT-002 | Drywall (std / MR / fire / cement board) Walls + ceilings. Minimal waste from rectangular plan. | 9200 | SF | $0 | $4,416 | buy | factory |
| P2500-INT-003 | Tape, mud, bead, fasteners, access panels Finish kit. | 1 | lot | $620 | $620 | buy | factory |
| P2500-IDR-001 | Passage / bath / closet / pantry / mechanical doors 2–3 sizes. Hardware included in -002. | 16 | EA | $165 | $2,640 | buy | factory |
| P2500-IDR-002 | Hinges, levers, locks, stops, frames, trim Standard. | 1 | lot | $780 | $780 | buy | factory |
| P2500-FLN-001 | LVP (living / kitchen / baths / beds as specified) Carpet is an option. Tile wet areas in -002. | 2300 | SF | $3 | $6,555 | buy | factory |
| P2500-FLN-002 | Bath / laundry tile + underlayment + transitions Wet core. | 280 | SF | $4 | $1,176 | buy | factory |
| P2500-FLN-003 | Stair flooring + nosing + baseboard + quarter-round Trim package. | 1 | lot | $980 | $980 | buy | factory |
| P2500-KIT-001 | Cabinet boxes (base, wall, pantry) — Essential Same box. Signature/Luxury change doors/hardware. | 1 | lot | $5,200 | $5,200 | make | factory |
| P2500-KIT-002 | Hardware, drawers, soft-close, fillers, skins Buy specialty hardware. | 1 | lot | $680 | $680 | buy | factory |
| P2500-KIT-003 | Quartz top + sink cutout + backsplash (Essential) Buy slab; cut in cell. Oversized island is in the design — same SKU family. | 1 | lot | $2,450 | $2,450 | integrate | factory |
| P2500-KIT-004 | Refrigerator, range, DW, microwave, hood Do not manufacture appliances. | 1 | lot | $4,100 | $4,100 | buy | factory |
| P2500-KIT-005 | Sink, faucet, cabinet lighting Essential. | 1 | lot | $420 | $420 | buy | factory |
| P2500-BTH-001 | Primary: vanity, double bowl, quartz, mirror, lighting Luxury feel, standard boxes. | 1 | lot | $2,100 | $2,100 | make | factory |
| P2500-BTH-002 | Primary shower pan, waterproofing, wall, glass, niches, valve Module. Private toilet room included in framing. | 1 | lot | $2,450 | $2,450 | integrate | factory |
| P2500-BTH-003 | Secondary bath package (std) Bedroom wing. Repeatable. | 1 | lot | $1,650 | $1,650 | make | factory |
| P2500-BTH-004 | Powder: vanity, faucet, mirror, accessories Wet core. | 1 | lot | $780 | $780 | make | factory |
| P2500-BTH-005 | Bath accessories (bars, paper, hooks) all baths The stuff that gets forgotten. | 1 | lot | $220 | $220 | buy | factory |
| P2500-LDR-001 | Washer/dryer hookup, vent, drain, cabinets, lighting Machines not included unless package says so. | 1 | lot | $620 | $620 | integrate | factory |
| P2500-CLS-001 | Bedroom closet rods/shelves (3 secondary) Same module. | 3 | EA | $95 | $285 | make | factory |
| P2500-CLS-002 | Primary WIC organization Premium feel, standard parts. | 1 | lot | $480 | $480 | make | factory |
| P2500-CLS-003 | Pantry + linen shelving Wet core. | 1 | lot | $210 | $210 | make | factory |
| P2500-PNT-001 | Primer, interior, ceiling, trim, exterior coatings, caulk Touch-up in commissioning kit. | 1 | lot | $1,450 | $1,450 | buy | factory |
| P2500-GRG-001 | Light-gauge / engineered garage structure NOT ICF. Same cladding. Same roof cassette. | 576 | SF | $6 | $3,686 | make | factory |
| P2500-GRG-002 | Fire separation drywall + fire-rated house door Code. | 1 | lot | $780 | $780 | buy | factory |
| P2500-GRG-003 | Garage electrical / lighting / outlets Also in electrical — this is the residual devices. | 1 | lot | $280 | $280 | integrate | factory |
| P2500-OUT-001 | Covered porch structure / ceiling / fan / lights / outlets Base. Pool and outdoor kitchen are options. | 1 | lot | $1,850 | $1,850 | make | factory |
| P2500-OUT-002 | Railings / hose bib / porch drainage extras Where required. | 1 | lot | $320 | $320 | buy | factory |
| P2500-SAF-001 | Egress, safety glazing, handrails, guards, extinguisher Smoke/CO in electrical. Fireblocking in floor/walls. | 1 | lot | $640 | $640 | buy | factory |
| P2500-TEC-001 | Structured wiring, Ethernet, AP, doorbell, thermostat, prewire Cheap in the factory. Cameras/automation optional. | 1 | lot | $780 | $780 | make | factory |
| P2500-SIT-001 | Water / sewer-or-septic / electric / gas taps (allowance) Varies wildly by lot. Not factory COGS. | 1 | allow | $12,000 | $12,000 | buy | allowance |
| P2500-SIT-002 | Grading, sidewalk, driveway, address, mailbox, landscape allow. Separate from house. Do not bury in factory COGS. | 1 | allow | $18,000 | $18,000 | buy | allowance |
| P2500-CON-001 | Blades, bits, abrasives, adhesives, caulk, foam, tape, PPE share Real money at 100–500 houses/year. | 1 | lot | $980 | $980 | buy | factory |
| P2500-CON-002 | Fasteners, connectors, Zip ties, fittings residual Beyond the counted kits. | 1 | lot | $640 | $640 | buy | factory |
| P2500-CON-003 | Weld wire / gas / tips (steel cell share) Per house allocation. | 1 | lot | $180 | $180 | buy | factory |
| P2500-PKG-001 | Film, corners, window/door/floor protection, wrap, strap House leaves complete. | 1 | lot | $720 | $720 | buy | factory |
| P2500-PKG-002 | Dunnage, braces, lifting points, labels, RFID/QR Genealogy. | 1 | lot | $380 | $380 | make | factory |
| P2500-COM-001 | Punch materials, touch-up, spare tile/floor/trim, filters Warranty starts here. | 1 | lot | $420 | $420 | buy | factory |
| P2500-COM-002 | HVAC charge / test, blower-door, thermal, cleaning Labor is in field hours; this is materials/consumables. | 1 | lot | $680 | $680 | integrate | site |
What we will not do on Day 1
- Do not manufacture EPS ICF blocks on Day 1
- Do not make a concrete roof the standard
- Do not melt glass or build custom windows
- Do not custom-mill every cabinet from a unique drawing
- Do not custom-truss every house
- Vertical integration for its own sake destroys the $5M ceiling