APEX — Pro Forma Tool by TOP REAL ESTATE . AI

+New

Project

Revenue

Costs

Financing

Hold & Exit

Summary

Funding Schedule

Photos

Location

Contact

Gross Buildable

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Rentable / Saleable

—

Units

—

Efficiency

—

Parking

—

Bicycles

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Storage

—

01Project identity

Project Title

Address

Unit # (optional)

City

Province / State

Postal / Zip Code

Architect

Client

Construction Type

Property ID (PID)

Legal Description

Zoning (Current)

Zoning (Proposed)

Cover photo · Shown on your PDF cover

No cover photo yet — the PDF uses our concept image, labelled as a concept

Drag to reposition · scroll to zoom

Your description will be displayed over the cover photo.

02Land

Frontage (ft)

Depth (ft)

Lot Size (sq.ft.)

Lot Size (acres)

Latitude (optional)

Longitude (optional)

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

03Building Data

04Taxes & Assessments

Gross Taxes ($/year)

Tax Year

Tax Includes Utilities

Assessment — Land

Assessment — Building

05Existing Improvements

Property has existing buildings

06Development 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

07Restrictions & 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

08Redevelopment Plan

What happens to existing buildings

Redevelopment Notes optional

09Development Notes

Investment Thesis / Development Narrative

Key Risks / Mitigation

10Share & deliver

Your brochure is ready

Send your client the brochure — copy or share link.

00QUICK CALCULATION INPUTS

Sale price ($/Saleable SF)

Rent ($/Leasable SF / month)

Parking stall (Sale)

Bicycle stall (Sale)

Storage unit (Sale)

Cap Rate %

01SALES REVENUE

Parking ($/stall)

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Bicycle ($/stall)

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Storage ($/unit)

—

02RENTAL STREAMS

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)

—

03RETURN TARGETS

Developer Profit Target

Cap Rate

Exit Cap Rate (hold scenario)

Yield-on-Cost

Total Development Costs Hard + Soft + City

—

Hard — Soft — City —

Preset Location

Hard Costs —

Construction Cost

Contingency ?

Soft Costs —

Soft Costs Total

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

—

Land interest—

Construction interest—

Total Project Costs

—

Construction Loan—

Equity Required—

01LandChoose land basis – then input land amounts

Land value — choose one source

Enter land priceActive sourceClick to switch

Stated purchase price ?

The amount you enter carries into land loan · auto-sums parcels

Use Residual Land ValueActive sourceClick to switch

Computed RLV—

From revenue − costs − profit target

Land financing

Land loan to value (LTV)

Land interest rate

Land carry

Land loan

LTV × land value

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Est. monthly interest

Land loan × rate ÷ 12 · interest only

—

Interest

Loan × rate × duration

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Land equity

Land value − land loan

—

Capital stack—

—

02Construction financing · Market sale

Total project cost (TPC)

Land + hard + soft + interest

—

Loan to total project cost

Interest rate

Construction term

Avg outstanding balance ?

Construction loan

Loan to cost × total project cost

—

Construction interest

—

Est. monthly interest

Loan × average draw × rate ÷ 12 · interest only

—

Cash equity required

TPC − loans − land contribution

—

Capital stack—

—

02Construction financing · Rental exit

Total project cost (TPC)

Land + hard + soft + interest

—

Loan to total project cost

Interest rate

Construction term

Avg outstanding balance ?

Construction loan

Loan to cost × total project cost

—

Construction interest

—

Est. monthly interest

Loan × average draw × rate ÷ 12 · interest only

—

Cash equity required

TPC − loans − land contribution

—

Capital stack—

—

03Takeout financingLoan at stabilization · sized on income · Rental exit only

Market value

NOI ÷ cap rate · the takeout basis

—

Takeout LTV

Interest rate

Amortization

yrs

Insurance premium ?

Minimum DSCR

DSCR achieved

NOI ÷ annual debt service

—

Takeout loan

min( LTV cap, DSCR cap )

—

Est. monthly payment

Takeout loan · rate · amortization · principal and interest

—

Refinance cash-out

Takeout loan − construction facility

—

Loan vs. value—

—

Project IRR

—

Equity Multiple

—

INWhat you put in

Equity Invested—

Construction interest (IO)—

HOLDCash, equity & interest while you hold

Hold interest (amortized)—

Principal repaid (equity built)—

Cash on hand (cumulative)—

Reinvested @ 5% to exit—

OUTWhat you get when you sell

Gross sale value—

less selling costs—

less remaining Take-Out loan—

Net sale proceedsGross sale − costs − loan—

Total Value at Exitreinvested cash + net sale proceeds —

Assumptions — verify my work

Hold clock starts:

Includes lease-up period — Year 1 may show partial NOI

Construction Duration ?

Absorption Window ?

Hold Period

Lease-up

NOI Growth

Reinvest Rate

Selling Cost

Development Metrics

Net Cashflow (after debt service)NOI − annual debt service—

Per UnitMarket value ÷ units—

Gross Rent MultiplierMarket value ÷ gross rent—

Cash Flow % on Gross RevenueNOI ÷ gross revenue—

Per Net Leasable SF CostTotal cost ÷ net leasable SF—

Sensitivity

Every 25 bps increase in exit cap rate reduces exit value by approximately —.
Every 2.5% change in NOI growth changes 10-year exit value by approximately —.

Oracle@TopRealEstate.Ai

New Project

—

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

—

Density · FSR

—

Gross Buildable

—

Net Buildable

—

Units

—

$ / Gross Buildable SF

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$ / Net Buildable SF

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$ / Land SF

(Sale) Net Profit

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$/Saleable

—

TPC SF

—

Profit $/SF

—

(Hold) Value at Exit

—

Per Unit

—

GRM

—

DSCR

—

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. We are not offering financial or legal advice.
Oracle@TopRealEstate.Ai

—

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

—

units

—

stabilized NOI

→

Market Value

—

NOI ÷ — cap

Take-Out Loan

—

— LTV · DSCR —

Cash Required

—

equity in

Year-1 Cash Flow

—

after debt service

Key Performance Indicators

Per Unit

—

Cap Rate

—

NOI Margin

—

Gross Rent Multiplier

—

DSCR

—

Cash-on-Cash

—

Equity Multiple

—

Project IRR

—

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

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

Photos Add photos · drag to reorder · the first is your main photo

Location Map and nearby places for the brochure · from OpenStreetMap

Map address

Contact Up to 6 agents for the brochure’s Contact us page

Funding Schedule — Investor Cash Flow & IRR

Live Output

Calculating...

MARKET SALES

RENTAL HOLD

$/Saleable SF

—

$/Leasable SF/mo

—

Total Market Revenue

—

Market Value

—

Profit (—)

—

NOI (stabilized)

—

DSCR at stabilization

—

Hard Costs both paths

—

Soft Costs excl. financing · both paths

—

City Costs both paths

—

Residual Land Value

—

Construction Loan

—

Total Project Cost

—

Total Project Cost

—

Total Interest (land + constr)

—

Take-Out Loan

—

Return on Cost

—

Refinance Cash-Out

—

Equity Multiple

—

Suggested Land Value

—

IRR (approx.)

—

Yield-on-Cost

—

Other Revenue

—

Cash-on-Cash Yr1

—

Basis Points — Cap Rate Spread

Going-in Cap

—

Yield-on-Cost

—

Spread

—

Profit Margin

—

Return on Cost

—

Eq. Multiple

—

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AI generates you a proforma in 60 seconds.