APEX — Pro Forma Tool by TOP REAL ESTATE . AI

Project

Revenue

Costs

Financing

Hold & Exit

Summary

Property Detail

Funding Schedule

Gross Buildable

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Rentable / Saleable

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Units

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Efficiency

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Parking

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Bicycles

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Storage

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Project Information

Project Name

Address

City / State

Province / State

Postal / Zip Code

Construction Type

Sets Costs → Hard Costs → Construction Cost automatically. Editable after.

Property ID (PID)

Legal Description

Architect

Client

Zoning (Current)

Zoning (Proposed)

Building Data

Enter all areas and prices in the selected unit. Switching units changes labels only — it does not convert your numbers.

Quick Calculation Inputs

Sale price ($/Saleable SF)

Rent ($/Leasable SF / month)

Parking stall (Sale)

Bicycle stall (Sale)

Storage unit (Sale)

Cap Rate %

Sales Revenue

Parking ($/stall)

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Bicycle ($/stall)

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Storage ($/unit)

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Developer Profit Target

Rental Revenue

Rent / Lease ($/Leasable / month)

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Unit Type	# Units	Avg SF	$/Unit	$/SF	Rent/Mo
Total	—	—	—	—	—

Vacancy Rate

Operating Expense ($/unit/year)

Expense	Basis	Amount	Annual Total
Total			—

Parking

Rent$/mo

Less vacancy%

Total—

Bicycle

Rent$/mo

Less vacancy%

Total—

Storage

Rent$/mo

Less vacancy%

Total—

Total Other income ($/mo)

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Cap Rates & Yields

Cap Rate

Exit Cap Rate (hold scenario)

Yield-on-Cost

Total Development Costs Hard + Soft + City

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Hard — Soft — City —

Preset Location

Hard Costs —

Construction Cost

Hard Cost Contingency ?

Soft Costs —

Soft Costs Total

Soft Cost Contingency ?

applied to whichever soft-cost mode is active

City Costs —

City Costs Total

Land Value (RLV)

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Land loan—

Land Contribution—

Development Costs

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Hard—

Soft—

Total Interest

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Land interest—

Construction interest—

Total Project Costs

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Construction Loan—

Equity Required—

Land Financing

Residual Land Value (RLV) land value deal supports—

Market Revenue + Other Revenue − Total Development Costs − Profit

Land Loan LTV

Land Loan Rate

Carry Period (months)

Total Land Value ? editable · auto-sums parcels

Project Timeline · drives the IRR clock for both exits

Construction Duration (months) ?

Absorption Window (months) ?

Capital stack—

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Land LoanLand value × LTV—

Carry InterestLoan × rate × carry months—

Land EquityLand value − land loan—

Strata Sales — Construction Loan · build-and-sell financing

Total Project Cost —

Construction Loan — % LTC of Total Project Cost (Sale)

Construction Rate

Construction Term (months)

Avg. Drawn Balance ?

Capital stack—

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Construction Loan% LTC of Total Project Cost—

Construction Interest—

Cash Equity RequiredTPC − loans − land contribution—

Rental Financing — Construction Loan · build-and-hold

Total Project Cost —

Construction Loan — % LTC of Total Project Cost (Rental)

Construction Rate

Construction Term (months)

Avg. Drawn Balance ?

Capital stack—

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Construction Loan% LTC of Total Project Cost—

Construction Interest—

Cash Equity RequiredTPC − loans − land contribution—

Take-Out Financing · permanent loan at stabilization — sized on income, not cost

Market Value NOI ÷ cap — take-out basis—

Take-Out Loan LTV

Take-Out Interest Rate

Amortization (years)

Insurance Premium ?

Minimum DSCR (lender req.)

Loan vs. value—

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DSCR AchievedNOI ÷ annual debt service—

Take-Out Loanmin( LTV cap, DSCR cap )—

Refinance Cash-Out—

Project IRR

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levered, full lifecycle

Equity Multiple

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total out \u00f7 equity in

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Steven Dong, PREC · 236.999.3333 · Steven@TopRealEstate.Ai

New Project

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Proforma view for print:

Full view shows both exit strategies side by side

Enter Building Data to calculate

TOP REAL ESTATE . AI Feasibility Summary

New Project

Site

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Density · FSR

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Gross Buildable

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Net Buildable

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Units

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$ / Gross Buildable SF

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$ / Net Buildable SF

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$ / Land SF

(Sale) Net Profit

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$/Saleable

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TPC SF

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Profit $/SF

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(Hold) Value at Exit

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Per Unit

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GRM

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DSCR

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Ledger

Market

Uses — where money goes

Land —

Hard Costs —

Soft Costs (incl. municipal & financing)—

Construction interest —

Land finance interest —

Total Project Cost (TPC)—

Sources — where money comes from

Construction Loan —

Land Loan —

Land Contribution —

Equity Required —

Total Sources—

All-in Loan-to-Cost —

Exit — sellout

Market Revenue—

Less Total Project Cost—

Net Profit—

Returns

Return on Cost—

Equity Multiple —

IRR —

Rental

Gross Rental Income —

Vacancy —

Operating Expenses —

Net Operating Income—

Uses — where money goes

Land —

Hard Costs —

Soft Costs (incl. municipal & financing)—

Construction interest —

Land finance interest —

Total Project Cost (TPC)—

Sources — where money comes from

Construction Loan —

Land Loan —

Land Contribution —

Equity Required —

Total Sources—

All-in Loan-to-Cost —

Exit — refinance

Market Value —

Take-Out Loan —

Repay Construction Loan—

Repay Land Loan—

Refinance Cash-Out —

Equity Remaining in Deal—

Returns

Yield on Cost —

DSCR at stabilization—

Debt Yield—

IRR —

Property Detail

PID—

Legal—

Architect—

Client—

Efficiency—

Cur. Zone—

Prop. Zone—

Feasibility model based on stated inputs only. Not lending, investment, or financing advice. All loan amounts, rates, and terms subject to lender underwriting.
Prepared by: Steven Dong, PREC · 236.999.3333 · Steven@TopRealEstate.Ai

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Preliminary analysis prepared by TOP REAL ESTATE . AI — for discussion purposes only; all assumptions subject to validation.

Include detailed breakdown on print

★ Hero KPIs (drag cards here — these lead the deliverable)

Shared

Strata Sale

Rental Hold

Sale — net profit—

Hold — total value at exit—

Detailed Breakdown

Strata Sales Exit

Sale Price—

Gross Revenue—

Hard Costs—

Soft Costs—

City Costs (DCC/CAC)—

Financing Cost—

Developer Profit (—)—

Return on Costs—

Residual Land Value—

Return on Cost—

Equity Required—

Rental Hold Exit

Rent (monthly)—

Net Operating Income—

Market Value @ 4.75% cap—

Hard Costs—

Soft Costs—

City Costs (DCC/CAC)—

Take-Out Loan—

Debt Coverage Ratio—

Suggested Land Value—

Yield-on-Cost—

Refinance Cash-Out—

Project Summary

Total Units—

Gross Buildable SF—

Saleable SF—

Efficiency—

Value Flow — Income to Investor Return

Project

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units

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stabilized NOI

→

Market Value

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NOI ÷ — cap

Take-Out Loan

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— LTV · DSCR —

Cash Required

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equity in

Year-1 Cash Flow

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after debt service

Key Performance Indicators

Per Unit

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Cap Rate

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NOI Margin

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Gross Rent Multiplier

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DSCR

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Cash-on-Cash

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Equity Multiple

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Project IRR

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Viewing:

What's there today

Identity

Inherited from Project tab — edit there to update

Address

City

Province / State

Postal Code

Title to Land

Land Lease Expiry Year if leasehold

Land

Lot Size (sq.ft.)

Lot Size (acres)

Frontage (ft)

Depth (ft)

Directional Exposure

Flood Plain

Zoning (Current)

View

Site Influences

Central Location Cul-de-sac Gated Complex Golf Course Nearby Marina Nearby Private Setting Recreation Nearby Rural Setting Shopping Nearby Treed Waterfront

Restrictions & Designations

Anything that limits development potential

Heritage Merit ALR (Agricultural Land Reserve) Farm Land Restrictive Covenant Easement / Right of Way Environmental Concern First Nations Reserve

Restriction Notes optional

Development Benefits

Designations that increase developable potential

TOA (Transit-Oriented Area) Density Bonus Eligible FAR Bonus Available Heritage Density Transfer Affordable Housing Bonus Sustainability Bonus

TOA Tier if applicable

Max FAR Permitted

Benefit Notes optional

Existing Improvements Property has existing buildings

Redevelopment Plan

What happens to existing buildings

Redevelopment Notes optional

Taxes & Assessments

Gross Taxes ($/year)

Tax Year

Tax Includes Utilities

Assessment — Land

Assessment — Building

Identity

Address, PIDs, and Legal Descriptions are inherited from Existing State. These don't change with development.

Land (Post-Development)

Land changes only if consolidating lots or subdividing

Proposed Lot Size (sq.ft.) if changing

Zoning (Proposed) if rezoning

Rezoning Status

City File #

Applied Development Benefits

Which benefits will be utilized in this development

TOA Density Maximized Density Bonus Applied FAR Bonus Applied Heritage Density Transfer In Affordable Housing 20% Rental Tenure Lock

Achieved FAR

Affordable Units (%)

Proposed Improvements

Most values pulled from Project tab — edit there for proforma calcs

Project Type

# of Storeys

Total Units from Project

Gross Buildable SF from Project

Saleable SF from Project

Target Completion Year

Construction Type

Project Status

Architect from Project

Client from Project

Projected Development Charges

Pulled from Costs tab

DCC from Costs

CAC from Costs

Permits from Costs

Estimated Post-Completion Annual Tax

Development Notes

Investment Thesis / Development Narrative

Key Risks / Mitigation

GRETA Ready: Once minted, this property's data — both Existing and Proposed states — becomes its on-chain identity. PIDs, legal descriptions, and development thesis become immutable. Future buyers see the full property history.

Funding Schedule — Investor Cash Flow & IRR

Live Output

Calculating...

MARKET SALES

RENTAL HOLD

$/Saleable SF

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$/Leasable SF/mo

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Total Market Revenue

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Market Value

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Profit (—)

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NOI (stabilized)

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DSCR both paths

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Hard Costs both paths

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Soft Costs both paths

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City Costs both paths

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Residual Land Value

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Construction Loan

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All-in Loan-to-Cost

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All-in Loan-to-Cost

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Fin. Interest

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Take-Out Loan

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Return on Cost

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Refinance Cash-Out

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Equity Multiple

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Suggested Land Value

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IRR (approx.)

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Yield-on-Cost

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Other Revenue

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Cash-on-Cash Yr1

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Basis Points — Cap Rate Spread

Going-in Cap

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Yield-on-Cost

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Spread

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Profit Margin

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Return on Cost

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Eq. Multiple

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⚡ Conflicting Values Detected