Services
Everything between finding a site and handing over the keys.
Engagements start at any stage. Aurelian runs these five capabilities on its own projects and takes them on for others — landowners weighing a sale, businesses evaluating an owner-occupied build, investors testing an acquisition, and developers entering the region.
What we take on.
Listed in the order the work happens on a deal. Most partners engage across all five; some bring us in for a single stage.
- 01
Site Selection
Screening a region down to specific parcels against a defined requirement — use, size, power, loading, access, budget. Submarkets are ranked on fundamentals, then candidate sites are tested for what they physically are: topography, soils, wetlands, floodplain, easements, utility capacity, and the entitlement path each one implies.
- Drive-time & isochrone analysis
- Labor shed & wage benchmarking
- Submarket screening & comps
- Utility capacity confirmation
- Zoning & overlay review
- Off-market sourcing
- 02
Feasibility
Answering whether a site can carry a viable building, and in what form. A test fit establishes the program; a cost model prices it, site work included; comparable leases set the rent and absorption assumptions. The output is a yield on cost, a return, and a recommendation with the assumptions visible.
- Test fits & massing studies
- Yield & return modeling
- Hard and soft cost budgeting
- Schedule modeling by phase
- Entitlement risk assessment
- Highest & best use analysis
- 03
Due Diligence
Confirming what is actually there before money is committed. Title and survey, environmental, geotechnical, utility will-serve letters, traffic and access, stormwater obligations, zoning verification. On acquisitions, the scope extends to the rent roll, the leases behind it, the operating history, and the physical condition of what is being bought.
- Phase I & Phase II environmental
- Geotechnical investigation
- Title, survey & ALTA review
- Utility will-serve letters
- Traffic & circulation study
- Wetlands & floodplain review
- 04
Acquisition
Taking a deal from letter of intent to closing. Underwriting and re-underwriting as diligence comes back, purchase agreement negotiation, deposit and contingency structure, debt placement, and the equity partnership. Findings are priced rather than absorbed — issues become a re-trade, a credit, or a reason to walk.
- LOI & PSA negotiation
- Capital structuring
- Debt placement
- Joint venture & seller carry structuring
- Assemblage coordination
- Closing management
- 05
Development
Entitlement through certificate of occupancy. Rezoning or site plan approval, design development, permitting, contractor procurement and buyout, then owner representation through construction — schedule and budget control, draw administration, change order review, and coordination of long-lead items, with transformers and switchgear frequently on the critical path.
- Program & design management
- Consultant selection & coordination
- Entitlement & permitting
- Budget & schedule control
- Construction oversight
- Lease-up & stabilization
The same work, on our own account.
Every capability on this page runs first on Aurelian’s own projects — the site selection that finds them, the feasibility that kills most of them, and the diligence that has to confirm the rest. What survives is developed by a partnership formed for that one building.
