Scenario 1 — Pre–Due Diligence Accelerator (Seller & Buyer)Typical broker: Lists the land, waits for a buyer to open diligence, then reacts to questions as they arrive.
Prodigy’s approach: Before the listing or LOI, Prodigy’s already deep in the file.
• Field walk with soil profile observations (structure, texture, drainage clues).
• Early screens: soil maps, floodplain, slope, geologic hazards, basic utility feasibility, septic/perc viability risk, stormwater implications.
• Prodigy asks the tough questions first (the same ones a sophisticated buyer, lender, or engineer will ask) and document answers.
• Prodigy produces a seller-ready & buyer-usable pro forma anchored to real site constraints (not wishful thinking), plus a “test fit” yield concept if relevant.
Benefit: Fewer unknowns ⇒ fewer contingencies ⇒ less underwriting time ⇒ escrow often shortens because Prodigy’s removed the back and forth that usually burns calendar days.
Deliverables Prodigy hands over day one
• Due diligence readiness memo (soil/ground conditions, constraints, feasible paths).
• Map overlays & annotated photos.
• Preliminary entitlement pathway & timeline.
• Pro forma (land basis, soft costs, entitlement/mitigation allowances, sitework/earthwork ranges, off sites/utilities, exit assumptions).
• FAQ sheet with pre answered buyer questions.
Scenario 2 — Rural Parcels & Septic/Water Viability
Typical broker: “Buyer can do a perc later.”
Prodigy’s approach: Prodigy flags soil types that commonly fail perc, note seasonal groundwater indicators, topographic controls, and likely leach field areas; coordinate early with a licensed professional for perc if warranted.
Benefit: Prevents dead escrows and renegotiations after costly tests; when viable, confidence rises and contingencies drop.
Scenario 3 — Stormwater & Infiltration Drive the Site Plan
Typical broker: Focuses on acreage and price per acre.
Prodigy’s approach: Prodigy understands how infiltration rates and clay content change basin sizing and lot yield. Prodigy pre screens likely BMPs (infiltration vs. detention) and show a plausible “path to compliance.”
Benefit: More realistic density/yield in the pro forma, fewer plan resets later, less complexity for buyer underwriting.
Scenario 4 — Expansive Clays & Foundation Strategy
Typical broker: Discovers “expansive soils” late; buyer extends to redesign.
Prodigy’s approach: Prodigy anticipates swelling potential from field cues and mapping, then frame practical foundation strategies (post tension slabs, over excavation zones, moisture conditioning) with budget ranges in the pro forma.
Benefit: De risks vertical costs early; fewer surprises → cleaner pricing → tighter escrow.
Scenario 5 — Liquefaction/Geologic Hazard Triage (Infill & Coastal/Valley Sites)
Typical broker: Waits for the geotech report under escrow.
Prodigy’s approach: Prodigy pre screens hazard zones and explain likely investigation (CPT/borings) and remediation options (ground improvement, deep foundations), reflected in the underwriting model.
Benefit: Buyer walks in knowing scope and cost tier—reduces re trade pressure and keeps the deal moving.
Scenario 6 — Earthwork, Cut/Fill & Access
Typical broker: Leaves grading talk to engineers—later.
Prodigy’s approach: From slopes and soil types, Prodigy anticipates over excavation depth, balance risk, and access/turning geometry that will govern pads and roads; Prodigy flag haul off risks.
Benefit: Early earthwork allowances in the pro forma lower risk premiums and shrink the list of “TBDs” that elongate diligence.
Scenario 7 — Floodplain, Drainage & Outfall Reality Check
Typical broker: Notes the FEMA code; that’s it.
Prodigy’s approach: Prodigy connects flood mapping, conveyance paths, and likely outfall solutions with entitlement implications and schedule. Prodigy lay out pragmatic mitigation routes (elevations, compensatory storage, encroachment limits).
Benefit: Avoids late “water kills yield” moments; fewer plan resets, fewer contingency battles.
Scenario 8 — Ag Land Repositioning (Irrigation, Soils, and Water)
Typical broker: Markets “fertile ground.”
Prodigy’s approach: Prodigy interprets ag soil capability, drainage behavior, salinity/pH concerns, and irrigation distribution realities—plus the regulatory context—to frame credible ag value or conversion feasibility.
Benefit: Smarter positioning (ag hold vs. development path), clearer buyer pool, stronger pricing logic.
Scenario 9 — Industrial & Yard Load Tolerance
Typical broker: “Flat land, great access.”
Prodigy’s approach: Prodigy translates subgrade behavior into pavement sections and yard design considerations (CBR/K value implications, stabilization options). For heavy truck yards, Prodigy set realistic sitework budgets up front.
Benefit: Eliminates the biggest cost surprise in industrial land deals—keeps escrow crisp.
Scenario 10 — Easements, Corridors & Utility Crossings
Typical broker: Finds record easements after survey; time slips.
Prodigy’s approach: Prodigy proactively maps likely corridors, discuss re route potential, and show how to plan around encumbrances in a test fit.
Benefit: Buyer diligence starts on second base, not first; fewer title/plat contingencies.
Scenario 11 — Renewables/Solar Siting (Soil Corrosivity & Trenching)
Typical broker: Sells on sun hours.
Prodigy’s approach: Prodigy anticipates trenching/backfill behavior, potential corrosivity to racking, and access/haul constraints—folded into capex ranges and schedule assumptions.
Benefit: Faster EPC underwriting, fewer spec gaps, smoother escrow.
Scenario 12 — Conservation & Mitigation Banking Angle
Typical broker: Passes on “too constrained” land.
Prodigy’s approach: Prodigy recognizes when soils, hydrology, and habitat interactions make conservation outcomes viable, opening alternative buyer sets.
Benefit: Creates value where others see only problems; not just a faster escrow—sometimes a possible higher and better use.
What this means for escrow
• Questions answered in advance → fewer surprises → fewer/shorter contingencies.
• Less to underwrite (realistic pro forma & test fit) → faster credit/investment committee cycles.
• Higher certainty around soils, drainage, earthwork, utilities → less re trading and smoother title/survey clearance.
Plain English benefit: We don’t just list land; we de risk it. That’s why our escrows are typically shorter and cleaner.
“We ask first” — the land questions realtors usually miss
1. What soil horizons and textures are present where pads or leach fields would go?
2. Any seasonal groundwater signatures or hydric indicators?
3. Likely infiltration rate category and BMP type—can we infiltrate or must we detain?
4. Expansive clay or collapsible soils risk—and probable foundation path?
5. Liquefaction/landslide mapping flags?
6. Cut/fill balance, over excavation depth, and haul off risk?
7. Outfall location and capacity—what’s the practical drainage solution?
8. Septic feasibility vs. utility extension economics?
9. Utility corridors/easements that will control lotting or building placement?
10. Agricultural soil quality, salinity/pH issues, and water delivery reality?
11. Any encumbrances that create non obvious site geometry?
12. Which studies are truly critical for this site—and in what sequence to compress time?
Notes on scope
Prodigy’s not replacing licensed engineers or geotechs—Prodigy’s orchestrating them earlier with a sharper brief. That’s the difference between months of drift and a decisive, bankable path.
