LET'S SAVE YOUR TIME & BUILD TOWARDS YOUR FREEDOM
At Guesscreative, we specialize in designing and developing real estate assets that generate revenue, maximize space efficiency, and create long-term value. Our expertise spans factory-built modular housing, site-built architecture, and movable commercial spaces, all tailored to meet the evolving needs of investors, developers, and institutions.
INNOVATIVE, SCALABLE, MODULAR, AND MOVABLE REAL ESTATE SOLUTIONS BUILT FOR RETURN ON INVESTMENT AND GLOBAL IMPACT.
Our Real Estate Development Partnerships
We provide comprehensive design, strategy, and fabrication consultation to help you optimize your investment, ensuring a streamlined, cost-effective, and high-return development process.
MULTI-UNIT MODULAR RESIDENTIAL DEVELOPMENTS
2-4 Unit Quadplexes | Modular Townhomes | ADUs | Workforce Housing
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State-Approved Modular Homes for quicker approvals and construction.
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Optimized for ROI: Lower build costs, higher rental income, and scalable growth.
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Designed for Efficiency & Durability: High-performance insulation, modern finishes, and long-term structural integrity.
We help investors, developers, and homeowners build income-generating rental properties, maximizing return on investment with factory-built housing solutions.
MOVABLE COMMERCIAL BUSINESS PARKS & FLEXIBLE RETAIL SPACES
Mobile Commercial Villages | Expandable Movable Spaces | Rentable Business Units
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Scalable, Relocatable Business Parks designed for high-density commerce.
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Traveling Fleets of Movable Commercial Spaces for entrepreneurs, startups, and retail activations.
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Flexible Ownership Models: Lease-to-own and rentable business spaces for maximized utility.
By creating movable, adaptable commercial spaces, we empower business owners and organizations to reduce fixed overhead costs and expand market reach effortlessly.
WHY CHOOSE FACTORY BUILT?
Services
Real Estate Development Strategy & Feasibility Studies
Modular Design & Space Planning
Structural Engineering Coordination
Permit-Ready Construction Documents
State & Local Code Compliance
Modular Fabrication Consultation
Delivery & Installation Logistics Planning
Investment ROI Modeling & Market Research
Excluded (Available as Add-Ons)
General Contracting & Construction Management
Full MEP Engineering (Coordinated Separately)
Land Acquisition & Utility Infrastructure Costs
Interior Design & Custom Furnishings
Financing & Loan Acquisition (Available Through Partners)
Example Project: 4 UNIT Modular Residential Development
A state-approved 4-unit quadplex development designed for rental income generation and long-term appreciation.
1,150 - 1,350 SF Units (2 Bed / 2.5 Bath & 3 Bed / 2.5 Bath)
9’-0” Ceilings & High-Performance Insulation
State-Approved, ADA Compliant Modular Homes
Smart Home Features: Keyless Entry, Smart Thermostats, Security Cameras
Fire Sprinklers & Energy-Efficient Appliances
Rental Income: $9,108+/month ($117,180+/year)
Refinancing & Equity-Building Opportunity
Projected Development Costs:
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(2) Modular Duplexes (4 Units, State Approved): $756,375
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2 Bed/2.5 Bath (1,150 SF) Cost: $174,406 per unit
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3 Bed/2.5 Bath (1,350 SF) Cost: $203,781 per unit
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Includes bulk pricing savings & premium smart home features
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Projected Land Cost (Zoning RN-2 Preferred): $60,000
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Permitting, Site Development, & Installation: $294,000
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Foundation, crane, utilities, parking, landscaping, storage, and patios
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Total Estimated Investment: $1,110,375
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Example ROI Breakdown:
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Total Investment: $1,110,375
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Rental Income: $117,180+/year
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Estimated Cash-on-Cash Return: 4.68%+
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Break-even period: ~9.47 years
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Capitalization Rate (Cap Rate): 6.86%
Modular Retail Strip Mall Development Case Study
Project Overview
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8-Unit Mixed Retail Development
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Total Square Footage: 8,800 SF
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Strategic Unit Mix:
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4 Small Units (800 SF each)
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3 Medium Units (1,200 SF each)
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1 Large Anchor Unit (2,000 SF)
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Development Budget: $2,514,000
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Construction Costs ($1,590,000)
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Small Units: $148,000/unit
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Medium Units: $216,000/unit
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Large Unit: $350,000/unit
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Land & Site Development ($443,000)
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Land Acquisition: $250,000
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Parking & Grading: $130,000
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Landscaping & Lighting: $63,000
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Infrastructure ($160,000)
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Electrical Systems
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Water & Sewer
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Gas Lines
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Professional Services ($156,000)
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Architectural Design
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Engineering
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Interior Base Build-out
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Other Costs ($165,000)
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Permits & Approvals
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Signage & Security
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Common Areas
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Contingency
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Unit Economics
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Small Units (800 SF)
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Monthly Rent: $2,000 ($2.50/SF)
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Annual Revenue: $96,000
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Medium Units (1,200 SF)
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Monthly Rent: $2,820 ($2.35/SF)
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Annual Revenue: $101,520
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Large Unit (2,000 SF)
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Monthly Rent: $4,500 ($2.25/SF)
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Annual Revenue: $54,000
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Financial Metrics
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Total Annual Revenue: $251,520
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Operating Expenses: $121,323
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Net Operating Income: $130,197
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Cap Rate: 5.18%
Project Advantages
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Construction Efficiency
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30-40% faster completion
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Quality control through factory construction
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Reduced site disruption
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Flexible Design
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Modular units allow future reconfiguration
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Standardized yet customizable spaces
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Modern commercial aesthetics
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Sustainability Features
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Energy-efficient design
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Reduced construction waste
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Lower operating costs
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Optimization Opportunities
To improve returns, consider:
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Revenue Enhancement
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Add digital signage packages
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Create shared conference facilities
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Implement automated property management
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Cost Optimization
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Explore green building incentives
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Negotiate bulk modular pricing
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Value-engineer common areas
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Operating Efficiencies
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Smart building systems
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Central utility management
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Automated maintenance scheduling
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