Ten Thousand Foot Layout Concept

Overview

This is a conceptual layout of a 10,000 square foot space for HSL within a 15,425 square foot warehouse owned by an investor group.

This is intended as a practical property model to use in considering An Idea For Tempe Migration.

HSL Operational View

The west wall of KitchenSync / Class Room - shown with hashmarks in the image above - is adjoining the noisy space. To make it more usable, we could build the west wall using a noise-reducing structure. See "Nose Reducing Wall" below.

Baths 1 and 2 would have things like Fast Orange, Goop, and a shop sink.

Baths 3 and 4 would have things like a sink that doesn't have smudges of machine shop lubricant.

Storage 1 would allow storage of anything, with a recommendation to cover any items that are sensitive to dust or dirt.

Storage 2 would only allow storage of clean things.

Having an air break with a pressure differential may be too difficult to do in practice to be worth the upside. But it was fun to think about, so I put it in. :D

Noise Reducing Wall

Investor Operational View

Doors between the for-profit and HSL space would be electronically locked with HSL permission controlling passage from the for-profit side, and Lessor permission controlling access from the HSL side. These doors cannot be counted as fire-egress.

Leasing of a for-profit space would not confer any privileges with HSL.

Lessors may choose to become a member of HSL and work toward earning card membership, but failure to earn card membership or loss of card membership privileges would not have any effect on the lease of for-profit space.

Investor Financial View

The following are highlights from a spreadsheet I tossed together and will be providing soon. It has a lot of guesswork and presumably incorrect calculations in it at the moment. Beware these numbers. Here be dragons. If you continue you will probably be eaten by a grue.

15,425 ft2 back-of-the-envelope numbers (substantial vetting / improvement needed)

Item	Value	Notes
Monthly Full Occupancy Rent	$13,900
Monthly 80% Occupancy Rent	$11,120	Assuming 20% of the space will not earn rent at any given moment.
Annual Tax	$9,482	Tempe Commercial Rental + Maricopa Commercial Property
Annual Cashflow after Tax	$123,958	Assumes zero profit, zero employees, and hence no federal tax.
Annual Operating Expenses	$45,000	WAG
Annual Net Cashflow	$78,958	Cashflow minus taxes minus operating expenses.
Maximum Building Cost	$2,105,549	Assuming net cashflow covers 5% interest on a 75% property loan.
Maximum Cost Per Square Foot	$136.50	Lower makes it easier to find investors.