https://thyaar.com/header 2026-03-09T20:52:55+00:00 always 0.5 https://thyaar.com/page-a 2026-03-08T15:59:27+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. A1. The graph depicts a common 4-over-1 mixed-use typology planned using the Essential Seed strategy with CLT. This approach enables phased development, allowing projects to reach market faster while maintaining flexibility and scalability in response to change in demand. The result is a more efficient, adaptable building structure that can evolve over time. https://freight.cargo.site/t/original/i/R2823881010846202612233437415750/THYAAR_Working-Drawings2.png Fig. A1. The graph depicts a common 4-over-1 mixed-use typology planned using the Essential Seed strategy with CLT. This approach enables phased development, allowing projects to reach market faster while maintaining flexibility and scalability in response to change in demand. The result is a more efficient, adaptable building structure that can evolve over time. https://freight.cargo.site/t/original/i/X2823881143312271805541727570246/THYAAR_Working-Drawings.png Fig. A2. The graph illustrates a common 4-over-1 mixed-use typology planned using traditional construction methods. This approach requires the full development potential to be built upfront. Because future modifications are too costly and difficult, the approach offers limited adaptability to changing market conditions over time. https://thyaar.com/page-b-1 2026-04-02T15:33:19+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. B1. The drawing illustrates a typical 4-over-1 mixed-use building constructed with just 300 CLT panels, compared to the thousands of elements required in traditional framing, envelope excluded. This dramatic reduction in components means fewer fasteners and adhesives, and each panel recovered represents a far greater share of the structure's total material value. When designed with reuse in mind, as this research advocates, a typical typology like this can function as a material bank, a reserve of recoverable value. https://freight.cargo.site/t/original/i/V2828856907959222027848908245318/THYAAR_Working-Drawings_Vertical.png Fig. B1. The drawing illustrates a typical 4-over-1 mixed-use building constructed with just 300 CLT panels, compared to the thousands of elements required in traditional framing, envelope excluded. This dramatic reduction in components means fewer fasteners and adhesives, and each panel recovered represents a far greater share of the structure's total material value. When designed with reuse in mind, as this research advocates, a typical typology like this can function as a material bank, a reserve of recoverable value. https://thyaar.com/page-c 2026-03-10T17:45:02+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. C1. The illustration demonstrates how Essential Seed can power an ecosystem in which CLT panels from one building lifecycle can be reused in another. The drawing explores potential scenarios showing how a typical mixed-use 4-over-1 development could respond to external forces, such as market demand. In this system, CLT panels serve as the currency. As a development goes through a reduction or expansion phase, recycled CLT panels either re-enter the ecosystem or are removed for reuse in the expansion. Thus, no single development tells the full story. Through the Essential Seed strategy, a matrix of circularities, each representing a building lifecycle, interconnects, feeding panels to and from one another, creating a system that extends beyond individual projects. https://freight.cargo.site/t/original/i/Y2832426968265526892816117500230/THYAAR_Introduction-To-Circularity.png Fig. C1. The illustration demonstrates how Essential Seed can power an ecosystem in which CLT panels from one building lifecycle can be reused in another. The drawing explores potential scenarios showing how a typical mixed-use 4-over-1 development could respond to external forces, such as market demand. In this system, CLT panels serve as the currency. As a development goes through a reduction or expansion phase, recycled CLT panels either re-enter the ecosystem or are removed for reuse in the expansion. Thus, no single development tells the full story. Through the Essential Seed strategy, a matrix of circularities, each representing a building lifecycle, interconnects, feeding panels to and from one another, creating a system that extends beyond individual projects. https://thyaar.com/page-d 2026-03-24T16:13:45+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. D1. The graph illustrates the financial trajectory of a typical five-story mixed-use development in an urban neighborhood in a major Texas city. Each floor plan has 14,400 square feet area, resulting in a total gross building area of 72,000 square feet. The ground floor is allocated to leasable retail space, while floors two-five consist of market-rate residential apartments. Structural system is the variable by scenario as described below. All scenarios share a common two-year pre-development phase, shown at the beginning of each graph. 1. Conventional Light Wood Frame: Total development cost is approximately $19M, derived from a blended hard cost of $215/SF (residential floors: $175–240/SF; retail: $200–260/SF) applied to 72,000 SF, plus a 25% soft cost load covering architecture & engineering, contingency, construction interest, and fees. The timeline reflects a roughly two-year construction window followed by a two-year stabilization period, reaching 90% occupancy at Year 6. Based on program location and the typology, stabilized NOI is estimated at approximately $1M per year. At a 4.4% cap rate, the projected exit sale price reaches $22.8M at Year 7.5, a 20% premium over total cost. 2. Typical CLT Frame: CLT framing currently carries a 30–35% premium over conventional framing costs. Since framing represents roughly 20% of total costs, this translates to an approximate 8% increase in overall project cost, bringing the total to around $20.5M. However, CLT's accelerated construction pace could compresses the build schedule to approximately one year. Combined with a two-year stabilization period, the project reaches 90% occupancy at Year 5. A 12% rent premium is expected, reflecting CLT's market positioning as a premium material and the appeal of exposed wood interiors, which lifts stabilized NOI to approximately $1.12M per year. At a 4.6% cap rate, the projected exit sale price reaches $24.6M at Year 6.5, a 20% premium over total cost. Realizing this earlier exit depends on the developer's ability to capture CLT's construction time advantage. 3. CLT Frame with Essential Seed Strategy: Total project cost is comparable to typical CLT framing, but the Essential Seed approach introduces a phased delivery strategy that changes the financial profile. Phase 1 (40% of the development: the retail floor and one residential floor) completes within the first three months and immediately begins generating revenue. After nine months of operation, Phase 2 (30% of the development) adds 1.5 residential floors over the following three months while Phase 1 remains fully operational, a key structural advantage of the Essential Seed model. This revenue-generating construction cycle continues until the final phase completes at Year 4.25. Revenue generated during the phased construction period totals an estimated $1M. With phasing-related cost additions estimated at approximately $0.5M, the net effect is a project cost roughly $0.5M below typical CLT construction. An additional benefit of phased delivery is a compressed post-completion stabilization period because occupancy and lease-up are distributed across phases, the trajectory to full stabilization is steeper once the final phase delivers. The potential for disassembly and material recyclability reduces investor risk, supporting a lower cap rate of 4.0%. At this rate, the projected exit sale price reaches $25.5M at Year 7.5, a 27% premium over total cost. Finally, the phased structure provides a built-in market hedge: if conditions shift drastically after any phase, the developer retains the option to pause, operate the completed portion, and defer the next phase, preserving capital and optionality without abandoning the project, as illustrated in the graph. *The calculations and information presented above are derived from publicly available data and should not be considered definitive. https://freight.cargo.site/t/original/i/F2851390292691327085649297115462/THYAAR_Economics-of-Essential-Seed.png Fig. D1. The graph illustrates the financial trajectory of a typical five-story mixed-use development in an urban neighborhood in a major Texas city. Each floor plan has 14,400 square feet area, resulting in a total gross building area of 72,000 square feet. The ground floor is allocated to leasable retail space, while floors two-five consist of market-rate residential apartments. Structural system is the variable by scenario as described below. All scenarios share a common two-year pre-development phase, shown at the beginning of each graph. 1. Conventional Light Wood Frame: Total development cost is approximately $19M, derived from a blended hard cost of $215/SF (residential floors: $175–240/SF; retail: $200–260/SF) applied to 72,000 SF, plus a 25% soft cost load covering architecture & engineering, contingency, construction interest, and fees. The timeline reflects a roughly two-year construction window followed by a two-year stabilization period, reaching 90% occupancy at Year 6. Based on program location and the typology, stabilized NOI is estimated at approximately $1M per year. At a 4.4% cap rate, the projected exit sale price reaches $22.8M at Year 7.5, a 20% premium over total cost. 2. Typical CLT Frame: CLT framing currently carries a 30–35% premium over conventional framing costs. Since framing represents roughly 20% of total costs, this translates to an approximate 8% increase in overall project cost, bringing the total to around $20.5M. However, CLT's accelerated construction pace could compresses the build schedule to approximately one year. Combined with a two-year stabilization period, the project reaches 90% occupancy at Year 5. A 12% rent premium is expected, reflecting CLT's market positioning as a premium material and the appeal of exposed wood interiors, which lifts stabilized NOI to approximately $1.12M per year. At a 4.6% cap rate, the projected exit sale price reaches $24.6M at Year 6.5, a 20% premium over total cost. Realizing this earlier exit depends on the developer's ability to capture CLT's construction time advantage. 3. CLT Frame with Essential Seed Strategy: Total project cost is comparable to typical CLT framing, but the Essential Seed approach introduces a phased delivery strategy that changes the financial profile. Phase 1 (40% of the development: the retail floor and one residential floor) completes within the first three months and immediately begins generating revenue. After nine months of operation, Phase 2 (30% of the development) adds 1.5 residential floors over the following three months while Phase 1 remains fully operational, a key structural advantage of the Essential Seed model. This revenue-generating construction cycle continues until the final phase completes at Year 4.25. Revenue generated during the phased construction period totals an estimated $1M. With phasing-related cost additions estimated at approximately $0.5M, the net effect is a project cost roughly $0.5M below typical CLT construction. An additional benefit of phased delivery is a compressed post-completion stabilization period because occupancy and lease-up are distributed across phases, the trajectory to full stabilization is steeper once the final phase delivers. The potential for disassembly and material recyclability reduces investor risk, supporting a lower cap rate of 4.0%. At this rate, the projected exit sale price reaches $25.5M at Year 7.5, a 27% premium over total cost. Finally, the phased structure provides a built-in market hedge: if conditions shift drastically after any phase, the developer retains the option to pause, operate the completed portion, and defer the next phase, preserving capital and optionality without abandoning the project, as illustrated in the graph. *The calculations and information presented above are derived from publicly available data and should not be considered definitive. https://thyaar.com/page-e 2026-04-02T15:34:32+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. E1. The figure illustrates how the example of a 72,000 SF typical 4-over-1 building can be designed and constructed using just 300 standardized CLT panels, envelope excluded. Due to fewer components compared to conventional systems, the type, role, and sequence of panel use can be anticipated, allowing design for disassembly to be planned from the earliest stages of the project. https://freight.cargo.site/t/original/i/T2859417095976593840689608362310/THYAAR_Note-E_for-InDesign.png Fig. E1. The figure illustrates how the example of a 72,000 SF typical 4-over-1 building can be designed and constructed using just 300 standardized CLT panels, envelope excluded. Due to fewer components compared to conventional systems, the type, role, and sequence of panel use can be anticipated, allowing design for disassembly to be planned from the earliest stages of the project. https://thyaar.com/page-f 2026-04-05T18:14:51+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. F1. The drawing shows a comparison between the three disassembly scenarios discussed in this note, applied to the example of a typical 4-over-1 mixed-use building. In the Panel Module scenario, the structure is conceptualized as a repetition of assemblies made up of four panels, each with the ability to be restored, representing a more granular approach compared to the others. In the Whole Module scenario, an entire floor, including both wall and floor CLT panels, is considered as a single module. In the Variable Module scenario, one quarter of the floor plan is treated as a module, offering greater flexibility in assembly compared to the Whole Module scenario. The phasing across all three scenarios remains the same, with the ground floor (retail) and second floor forming the Essential Seed, demonstrating that disassembly scenarios can be determined independently of Essential Seed phasing. https://freight.cargo.site/t/original/i/M2873557775758532736552647756102/THYAAR_Three-Scenarios.png Fig. F1. The drawing shows a comparison between the three disassembly scenarios discussed in this note, applied to the example of a typical 4-over-1 mixed-use building. In the Panel Module scenario, the structure is conceptualized as a repetition of assemblies made up of four panels, each with the ability to be restored, representing a more granular approach compared to the others. In the Whole Module scenario, an entire floor, including both wall and floor CLT panels, is considered as a single module. In the Variable Module scenario, one quarter of the floor plan is treated as a module, offering greater flexibility in assembly compared to the Whole Module scenario. The phasing across all three scenarios remains the same, with the ground floor (retail) and second floor forming the Essential Seed, demonstrating that disassembly scenarios can be determined independently of Essential Seed phasing. https://thyaar.com/page-g 2026-04-06T01:32:08+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg Fig. G1. The drawing compares a 1,400 SF typical shotgun house, studied through boundaries of the three disassembly scenarios. The structure is conceived as a hybrid system, where conventional assemblies, including ceiling, roofing, wall, and window components, are integrated into a CLT armature, as a fully CLT house would be too costly in the current market to justify Essential Seed’s phasing strategy. The drawing represents the house after completion of the Essential Seed (950 SF) and the first expansion phase (450 SF). https://freight.cargo.site/t/original/i/A2873707256624844288616764508486/THYAAR_Single-Family.png Fig. G1. The drawing compares a 1,400 SF typical shotgun house, studied through boundaries of the three disassembly scenarios. The structure is conceived as a hybrid system, where conventional assemblies, including ceiling, roofing, wall, and window components, are integrated into a CLT armature, as a fully CLT house would be too costly in the current market to justify Essential Seed’s phasing strategy. The drawing represents the house after completion of the Essential Seed (950 SF) and the first expansion phase (450 SF). https://thyaar.com/pilot-a 2026-04-19T22:09:55+00:00 always 0.5 https://freight.cargo.site/t/original/i/X1103952674357891297708380858972/Group-A-5.jpg https://freight.cargo.site/t/original/i/Y2875304062150543552607009868102/THYAAR_Working-Drawings_COMING-SOON.png https://thyaar.com/credits 2026-04-05T23:45:21+00:00 always 0.5