Know if the opportunity is worth pursuing

One calculation graph from the programme to the decision — cost, financing, cash flow, returns, break-even and the residual land value — with every figure traceable to the formula and the inputs that produced it.

Explore your property See the whole platform

The question

Do the economics work, under what assumptions, and what would have to change for the answer to change?

Sources equal uses

At every modelled funding stage, to the cent

Debt drawn plus capitalised interest plus equity equals land plus acquisition plus predevelopment plus construction plus site works plus soft costs plus contingency plus financing. If it does not balance, the report says so in those words rather than absorbing the difference into a rounding line.

Every metric names its denominator

Return on cost and margin on revenue are not the same number

Return on cost divides profit by total development cost. Margin on revenue divides it by gross revenue. They are routinely confused, they differ by construction, and Civexa prints the denominator next to each one. Equity multiple divides distributions by equity invested, and the report states that a 1.0x multiple is breakeven rather than a doubling.

Break-even, and what the deal rests on

The distance to zero on every variable that moves it

Break-even sale price, rent, cost, land price and unit count, each with the headroom between today's assumption and the point where profit disappears. The variable with the least headroom is identified as the one the deal actually rests on — which is more useful than any single return figure.

Residual land value

What this project can support for the land

Given a target return, the residual is what the land can be worth to this project under these assumptions, compared against the asking price, with a maximum acquisition ladder across conservative, base and upside cases.

A residual land value is explicitly not an appraisal, not a market value, and not a negotiating position. Change the target return and it changes with it — which is why the target is shown next to the number.

Scenarios and sensitivity

A full recalculation, not an approximation

Conservative, base and upside cases, each a complete re-run so the schedule, the interest and the contingency all move with the variable. One- and two-variable sensitivity, threshold points, and delay costs computed by lengthening the programme rather than by a rule of thumb.

In the report

What the feasibility section reports

Illustrative figures from a real Civexa run using developer-supplied pricing. The provenance travels with each number into the exported report.

Total development cost$3,335,410derived

Gross revenue$4,800,000

Project profit$1,176,590derived

Return on cost35.3% of TDCderived

Margin on revenue24.5% of revenuederived

Residual land value$1,190,340derived

Hard cost per sfScreening defaultestimate

Illustrative figures from a real Civexa run. Run your own address for live, code-traced numbers.

What it will not do

The answers Civexa declines to give

A model that always produces a number is a model whose confident answers cannot be told apart from its guesses. These are the cases where Civexa reports a gap instead.

No sale price, no revenue. Civexa does not estimate market pricing. Without a price, the model reports that it cannot run and names the input it needs.
No rent, no operating income. The same applies to rental projects, and to a cap rate — the single most leveraged input in an income-property valuation.
No land basis, no total development cost. An incomplete Uses table produces a total smaller than the project and every margin computed against it flatters the deal, so no return is reported at all.
An unusable IRR is withheld, with its reason. Where equity is exposed for only part of a short programme, the monthly rate annualises into a figure that describes nothing. Civexa reports the monthly rate and explains why.

Questions

Financial feasibility, in detail

What does the model assume that I have not told it?

Everything it assumed is listed in an assumption inspector with its value, unit, basis and confidence, and each one is marked as a Civexa screening default rather than a quote. Replacing a default with your own number recalculates the model.

Is the decision a recommendation?

No. The GO / CAUTION / NO-GO verdict is decision support under stated, configurable thresholds, and it is never shown without the numerical reasons that produced it. Change the hurdle and the verdict changes with it.

How is interest calculated?

On the outstanding balance, month by month, against the actual draw schedule — not as a flat percentage of cost. A longer programme and a higher rate both cost more, and the delay analysis shows exactly how much.

Does it handle rental as well as for-sale?

Yes — gross potential rent through effective gross income to net operating income, with an exit at a cap rate you supply. Land sale and mixed cases are modelled too.