| Line | Qty | Unit | Market $/unit | Market subtotal | THM delivered | Savings $ | Phase | Quote to get / source |
|---|---|---|---|---|---|---|---|---|
| Guestrooms | ||||||||
| Guestrooms FRCM incl D/D to Q/Q (15 items/key) | 313 | key | 26,000 | 8,138,000 | pending quote | pending | Y1 | Rise Sun FF&E (FOB) + self-GC install. Explode into the 15 items/key when the quote lands: case goods, soft seating, bedding, lighting, drapery, carpet, art, TVs. |
| Guestroom bathroom rebuild (vanity, tub, soffit) | 313 | key | 10,000 | 3,130,000 | pending quote | pending | Y1 | Direct material (vanity, tub or surround, tile) + self-GC labor bid. Not FRCM, so brand pricing does not bind it. |
| Public Areas | ||||||||
| Public-area FRCM (lobby, corridors, ballrooms, 747 F&B, pool) | 1 | lot | 2,000,000 | 2,000,000 | pending quote | pending | Y2 | Rise Sun millwork + FF&E, self-GC build, plus specialty subs for pool and the 747 F&B venue. Break out per space when scoped. |
| Building & Systems | ||||||||
| Structural / MEP / life-safety / signage (fire panel, make-up air, fitness 1200SF, LED) | 1 | lot | 2,250,000 | 2,250,000 | pending quote | pending | Y1 | Licensed sub bids (fire panel, make-up air, electrical / LED, signage). Expect thinner savings here: real hard cost, less direct-sourcing leverage. |
| Subtotal, hard costs | 15,518,000 | pending | pending | |||||
| Total Market / Required GC | 15,518,000 | pending | pending | Per key: $49,578 ($15,518,000 / 313). Contingency excluded, owner-funded per THM policy. | ||||
The DTG model today carries the THM cost as a single blanket factor of 0.70 applied across the whole PIP (source: model_pip.summary.self_gc_factor). That produces a THM total of $11,948,860 and a claimed saving of $5,120,940 (hidden_equity_delta), with no line-level backing. A lender's consultant cannot trace that 30% to any specific scope item. The bridge above retires the blanket factor: the savings becomes the sum of real per-line deltas, each tied to a quote.