Feasibility Study Consultant in Dallas, TX: SBA and USDA

A feasibility study in Dallas is written for a lender's credit file, and the Dallas-Fort Worth-Arlington metro gives that file more to check than a national template allows for. The U.S. Census Bureau's 2024 population estimates put the metro at 8,344,032 residents, led by Dallas County at 2,656,028, Tarrant County at 2,230,708, Collin County at 1,254,658 and Denton County at 1,045,120. Behind every Dallas operating budget sit five structural variables, each documented by a government publisher. Texas levies no state income tax and no state property tax, so local property taxes carry the public load and the tax line is one of the largest costs a project pays. The region draws power from ERCOT, an interconnection that operates largely outside federal jurisdiction, so electricity is priced and regulated under state rules. Much of the suburban edge is built inside Municipal Utility Districts that levy their own property tax on every parcel to service bond debt. Dallas Fort Worth International Airport, the region's air cargo, logistics and employment anchor, is owned by the cities of Dallas and Fort Worth and run by an appointed board. And Texas groundwater follows the rule of capture, limited only where a groundwater conservation district regulates pumping, which shapes water risk for any site off municipal supply. MMCG Invest, LLC works as a feasibility study company in Dallas for borrowers, lenders and Certified Development Companies across the metro's counties, and every study carries those five variables at the level the Texas Comptroller, the GAO, the TCEQ, the DFW Airport Board and the Texas Water Development Board support. The SBA record behind the market is computed in-house from the SBA 7(a) and 504 FOIA release by county membership, never from a district total, and the USDA rural test is verified at the subject address before any work begins. Studies are written to USPAP, SBA SOP 50 10 8 and 7 CFR Part 5001 and formatted for SBA, CDC, USDA and conventional submission. Studies start at $4,900, delivery runs 9 to 16 business days with a 5 business days rush option, and a project address sent today receives a scoped proposal within 12 business hours.

The Dallas-Fort Worth-Arlington, TX metro is home to about 8,344,032 residents per the U.S. Census Bureau Population Estimates, led by Dallas County at 2,656,028; Tarrant County at 2,230,708; Collin County at 1,254,658; Denton County at 1,045,120.

A national underwriting template assumes a light property tax load, a federally regulated grid, one tax layer per parcel, a private landlord market around the airport and a regulated water utility. Dallas breaks each assumption, and each break is documented by a government publisher. A Dallas feasibility study that ignores any of them overstates net operating income or understates risk.

Texas has no state property tax and no state personal income tax, so cities, counties, school districts and special purpose districts fund themselves through local property taxes. The Texas Comptroller states that local property tax is the largest single funding source for community services, paying for schools, streets, roads, police and fire. For a Dallas project this makes the property tax line one of the largest and most volatile operating costs, and effective rates run high, so a template that assumes a light tax load overstates stabilized net operating income.

The Dallas-Fort Worth region is served by ERCOT, one of the three main U.S. interconnections, which the EIA says operate largely independently with limited transfers of power between them. GAO-03-271 records that the ERCOT market is basically isolated from other markets because its transmission has only minor interconnections, and that FERC has limited jurisdiction because the market is essentially intrastate, leaving oversight with the Public Utility Commission of Texas. A Dallas study prices a competitive retail electric market and a grid whose reliability and scarcity pricing follow state rules.

Across the Dallas suburbs, water, sewer, drainage and road infrastructure is often financed through Municipal Utility Districts, which TCEQ guide GI-043 describes as political subdivisions providing water, wastewater and drainage within their boundaries. A district issues bonds to build its systems, then its board must levy an annual property tax sufficient to cover the outstanding debt, assessed on all property by appraised value regardless of services received. That district tax stacks on city, county and school taxes, so total tax load and buyer disclosure are underwritten parcel by parcel.

Dallas Fort Worth International Airport is owned jointly by the cities of Dallas and Fort Worth and governed by a board of 12 members, 11 of them appointed by the two city councils, seven representing Dallas and four representing Fort Worth. The board can sign contracts itself, but its annual budget and bond sales need owner city approval. Because that public entity anchors regional air cargo, logistics and employment, nearby industrial and hospitality projects are underwritten against board approvals and airport driven demand rather than a purely private landlord market.

Texas groundwater follows the rule of capture, which the Texas Water Development Board describes as letting a landowner pump whatever groundwater is available regardless of the effect on neighboring wells. That common law right is limited only where a groundwater conservation district, under authority state law grants it, permits non-exempt wells and sets well spacing rules. For Dallas metro parcels on wells rather than municipal supply, especially rural and edge sites, water availability and cost turn on capture rights and the local district, not on a regulated utility.

MMCG prepares SBA 504 and SBA 7(a) feasibility studies for Dallas projects under SBA SOP 50 10 8, the standard operating procedure lenders and Certified Development Companies underwrite the guaranteed loan against. The study is written for the credit memo: it establishes market need, tests the borrower's revenue assumptions against the metro's demand base and sets out a financial analysis the lender can carry into its own model. An SBA 504 feasibility study Dallas lenders can rely on also carries the five Dallas layers set out above. The tax layer states the city, county, school district and any Municipal Utility District levy on the subject parcel, because Texas funds local government through property tax and levies no state income tax. The power layer places the site on the ERCOT grid, where retail electricity and reliability follow Public Utility Commission of Texas rules rather than federal ones. The water layer states whether the parcel draws on a municipal system or on groundwater under the rule of capture and a local conservation district. For a site near Dallas Fort Worth International Airport, the demand layer records that the airport is owned by two cities and that its budget and bond sales require owner city approval.

The Dallas SBA market is large enough that the record itself matters. Nationally, the SBA closed fiscal year 2025 with 84,400 7(a) and 504 loans for $44.8 billion, split between 77,600 7(a) loans for $37 billion and 6,750 504 loans for $7.8 billion, per SBA News Release 25-83 of September 30, 2025. Within the Dallas-Fort Worth-Arlington metro, the fiscal year 2025 record computed from the SBA 7(a) and 504 FOIA release is 2,193 7(a) approvals for $1,460,962,500 and 84 504 approvals for $167,299,000, up from 1,823 and 75 in fiscal year 2024. The most active 7(a) lenders in the metro that year were The Huntington National Bank with 258 loans; Northeast Bank with 235; Newtek Bank, National Association with 164; Readycap Lending, LLC with 88; Wells Fargo Bank National Association with 78; BayFirst National Bank with 76; and Live Oak Banking Company with 74 loans for $100,482,700. The most active 504 Certified Development Companies were Capital Certified Development Corporation with 27 loans for $53,991,000; Greater East Texas Certified Development Company with 20 loans for $49,033,000; LiftFund, Inc. with 17 loans for $33,879,000; and North Texas Certified Development Corporation with 11 loans for $15,350,000. Those figures are summed over the metro's member counties from the FOIA file, never read from an SBA district total: the file shows 2,190 of the metro's fiscal year 2025 7(a) rows filed through the DALLAS / FT WORTH DISTRICT OFFICE, 2 through San Antonio and 1 through New York, and it is the county cut, not the district label, that defines the market a Dallas project competes in. Each institution reads a study with its own credit questions, so knowing who closed Dallas files last year shapes how the study is written. The method behind the computation, the asset class table for fiscal years 2010 to 2026 and the fuller lending record are set out in the Dallas feasibility market research post.

USDA Business and Industry guaranteed loans run under 7 CFR Part 5001, and the first question in any USDA feasibility study Dallas borrowers commission is geography. The regulation implements the statutory rural test in 7 U.S.C. 1991(a)(13)(A): rural means any area other than a city or town of more than 50,000 inhabitants and any urbanized area contiguous and adjacent to it. On that definition the cities of Dallas and Fort Worth are out, and so is the urbanized area that runs with them. The program's geography in this region is the outer counties, where many towns sit well below the 50,000 line and a project can qualify for USDA Business and Industry or Community Facilities support that an inner Dallas or Fort Worth site cannot. Because the test turns on the address and the urbanized area around it, not on a county line, MMCG verifies eligibility at the subject address on the USDA eligibility map at intake, before any work on the study begins.

Once eligibility is confirmed, the USDA study is built on the same Dallas layers as the SBA work, and they do more work in a rural file, not less. An outer county site is more likely than an inner city one to sit inside a Municipal Utility District with its own debt service tax and to rely on a well governed by the rule of capture and a groundwater conservation district rather than a municipal reservoir system, and it buys its power on the same ERCOT retail market. The report is formatted for the USDA Rural Development underwriter and the participating lender, aligned with 7 CFR Part 5001 throughout, and it records the address level eligibility finding alongside the market and financial analysis.

A hotel feasibility study Dallas lenders will accept starts from the metro's own SBA record. Across fiscal years 2010 to 2026, the SBA FOIA release shows 299 7(a) loans to hotels and motels in the Dallas-Fort Worth-Arlington metro for $875,463,500 with a charge-off rate of 1.6%, and 57 504 loans for $148,247,000, a 504 cohort too small for a published charge-off rate. Only restaurants carry a larger 7(a) dollar total among the ten asset classes MMCG tracks in the metro, and among the classes with a published rate only car washes, at 1.3%, charged off less. A Dallas hotel study documents demand generators at the level a primary source supports, and in this metro that begins with Dallas Fort Worth International Airport, owned by the cities of Dallas and Fort Worth and governed by a board whose annual budget and bond sales require owner city approval. The study then carries the property tax line under a regime with no state income tax, any Municipal Utility District levy on the parcel and ERCOT retail power costs into the operating projection the lender or CDC will test under SBA SOP 50 10 8.

A defensible Dallas study is one a credit committee cannot pull apart on a local fact. These are the points MMCG checks on every Dallas file, each drawn from a government publisher or from the SBA FOIA file.

A Dallas feasibility study engagement begins with three things: the project address, the asset class and the name of the lender or Certified Development Company the study is going to. From the address MMCG confirms the county, the taxing units including any Municipal Utility District, the ERCOT retail position, the water source and, for a rural file, USDA eligibility at the parcel on the USDA eligibility map. From the lender or CDC contact it learns which submission format and which credit questions the report has to answer. A scoped proposal follows within 12 business hours. Studies start at $4,900, delivery runs 9 to 16 business days from engagement, and a 5 business days rush option is available when a loan committee date is already fixed.

The finished report is formatted for SBA, CDC, USDA and conventional submission, so one document can go to a 7(a) lender under SBA SOP 50 10 8, to a 504 Certified Development Company, to a USDA Rural Development underwriter under 7 CFR Part 5001 or to a bank's conventional credit committee without being rebuilt. It carries the market need finding, the demand and revenue analysis, the Dallas operating layers set out on this page and a financial projection in the form the reviewer can carry into its own model, and every figure in it traces to a named publisher or to the SBA FOIA file. To start, send the address, the asset class and the lender or CDC contact through the proposal form on this page.

MMCG Invest, LLC specializes in SBA and USDA feasibility studies for commercial real estate and operating business projects, prepared for lenders, Certified Development Companies and borrowers. The practice is led by Michal Mohelsky, J.D., FMVA, Practicing Affiliate of the Appraisal Institute. Studies are written to USPAP, to SBA SOP 50 10 8 for 7(a) and 504 files and to 7 CFR Part 5001 for USDA Business and Industry files, and every figure in a Dallas study traces to a named government publisher or to the SBA 7(a) and 504 FOIA release computed by county membership. The metro record MMCG maintains covers ten asset classes: hotels and motels, car washes, self-storage, RV parks and campgrounds, assisted living and continuing care, gas stations and convenience stores, restaurants, fitness and recreational sports centers, marinas and child day care services. Dallas work covers Dallas, Tarrant, Collin, Denton, Ellis, Johnson, Kaufman, Rockwall, Parker and Wise counties.