Specifications include, but are not limited to: assist the city in evaluating the development and return potential to the city on city owned properties. The preliminary financial pro forma scenarios will include estimates of development costs, stabilized net operating income and/or sales value upon completion of the development scenarios, and target developer profit. In addition, the analysis will include return projections to the city based on increased property tax, vehicle license fees, sales tax and transient occupancy tax. The objective of the pro forma analysis is to estimate achievable residual land value or leasehold value for each scenario to determine the highest return to the city balanced with the most feasible development project scenario. The pro formas will include generalized costs for project entitlement, site clearance, and off-site infrastructure improvements.