Tesis MDCM Iede Analsis Financiero G&a Inmobiliaria

ANALISIS DE RENTABILIDAD SERVICIO DE GESTIN INMOBILIARIA P E S I M I
DESCRIPCION
AO 1
AO 2
INGRESO POR VENTAS
GASTOS VARIABLES
GASTOS FIJOS
INVERSIN INICIAL
EQUIPOS Y MOBILIARIOS
INTERES ANUAL
CANTIDAD DE CUOTAS
CRECIMIENTO EN PESIMISTA
1% de los Ingresos
IPC 7%
$ 3,007,419,000
$ 2,500,000
13%
5
AMORTIZCION
532,729,027
532,729,027
532,729,027
532,729,027
532,729,027
600,000,000
6,000,000
3,000,000
654,840,000
6,548,400
3,210,000
0%
2%
INTERES
$ 69,254,773
$ 69,254,773
$ 69,254,773
$ 69,254,773
$ 69,254,773
DEUDA
$ 3,009,919,000
$ 2,407,935,200
$ 1,805,951,400
$ 1,203,967,600
$ 601,983,800
$0
AO 1
AO 2
EVALUACION FINANCIERA PESIMISTA

EE.RR.
AO 0
INGRESOS POR VENTAS

COSTOS VARIABLES
COSTOS FIJOS
AMORTIZACION PRESTAMO
DEPRESIACION (-)
INTERESES
UTILIDAD ANTES DE IMPUESTOS
IMPUESTOS 17%
UTLIDAD DESPUES DE IMPUESTO
DEPRECIACION (+)
INVERSIONES
CAPTAL DE TRABAJO
TOTAL
FLUJO DE CAJA
EQUIPOS Y MOVILIARIO
INVERSION DEPTO.
INGRESOS POR VENTAS
COSTOS VARIABLES
COSTOS FIJOS
DEPRECIACION
INTERESES
IMPUESTOS 17%
FLUJO DE CAJA
TASA MINIMA INVERSIONISTA

VAN
T.I.R.
-$ 3,007,419,000
-3,000,000
-$ 3,010,419,000
AO 0
600,000,000
-6,000,000
-3,000,000
-532,729,027
-250,000
-69,254,773
-11,233,800
1,909,746
-9,324,054
654,840,000
-6,548,400
-3,210,000
-532,729,027
-250,000
-69,254,773
42,847,800
-7,284,126
35,563,674
250,000
$0
-252,800
-$ 9,326,854
250,000
$0
-297,764
$ 35,515,910
AO 1
AO 2
-$ 2,500,000
-$ 3,007,419,000
-$ 3,009,919,000
16%
-$ 873,167,664
1.22%
600,000,000
-6,000,000
-3,000,000
-250,000
-69,254,773
1,909,746
$ 523,404,973
654,840,000
-6,548,400
-3,210,000
-250,000
-69,254,773
-7,284,126
$ 568,292,701
1.- Ingresos por venta

2.- Costos Variables
3.- Costos Fijos
4.- Depreciacion (-)
5.- Utilidad antes de Impuesto
6.- Impuestos
7.- Depreciacion (+)
8.- Inversiones
9.- Capital de Trabajo
LIARIA P E S I M I S T A
AO 3
AO 4
AO 5
721,699,164
7,216,992
3,434,700
787,662,468
7,876,625
3,675,129
859,654,817
8,596,548
3,932,388
3%
2%
2%
AO 3
AO 4
AO 5
721,699,164
-7,216,992
-3,434,700
-532,729,027
-250,000
-69,254,773
108,813,672
-18,498,324
90,315,348
787,662,468
-7,876,625
-3,675,129
-532,729,027
-250,000
-69,254,773
173,876,914
-29,559,075
144,317,839
859,654,817
-8,596,548
-3,932,388
-532,729,027
-250,000
-69,254,773
244,892,081
-41,631,654
203,260,427
250,000
$0
-300,021
$ 90,265,327
250,000
$0
-325,728
$ 144,242,111
250,000
$ 25,000,000
4,176,312
$ 232,686,739
AO 3
AO 4
AO 5
787,662,468
-7,876,625
-3,675,129
-250,000
-69,254,773
-29,559,075
$ 677,046,865
859,654,817
-8,596,548
-3,932,388
-250,000
-69,254,773
-41,631,654
$ 735,989,454
721,699,164
-7,216,992
-3,434,700
-250,000
-69,254,773
-18,498,324
$ 623,044,375
=
=
=
=
=
=
=
=
Crecimeinto anual real mismo % exigido por inversionista

Ambiente pesimista mayor carga por gasto variable
Gatsos fijos no indexados por el mayor volumen de ventas
Adquisicin de bien raiz
Equipamiento y tecnologa
Tasa minima economica para el Banco
Periodo de analisis
Crecimiento estimado por periodos
de 0 a 10
de 11 a 25
de 26 a 40
malo
regular
bueno
COMENTARIOS DE SOCOVESA
EVALUACION ECONOMICA PESIMISTA

EE.RR.
INGRESOS POR VENTAS
COSTOS VARIABLES
COSTOS FIJOS
DEPRECIACION
UTILIDAD ANTES DE IMPUESTO
IMPUESTO 17%
UTILIDAD DESPUES DE IMPUESTO
DEPRECIACION (+)
INVERSIONES
CAPITAL DE TRABAJO
FLUJO DE CAJA
TASA CREDITO (INVERSIONISTA)
VAN
T.I.R.
AO 0
AO 1
AO 2
-3,007,419,000
-3,000,000
600,000,000
-6,000,000
-3,000,000
-250,000
590,750,000
-100,427,500
490,322,500
250,000
0
-252,800
654,840,000
-6,548,400
-3,210,000
-250,000
644,831,600
-109,621,372
535,210,228
250,000
0
-297,764
-3,010,419,000
490,319,700
535,162,464
13%
-846,166,707
-0.20%
ENTARIOS DE SOCOVESA
AO 3
AO 4
AO 5
721,699,164
-7,216,992
-3,434,700
-250,000
710,797,472
-120,835,570
589,961,902
250,000
0
-300,021
787,662,468
-7,876,625
-3,675,129
-250,000
775,860,714
-131,896,321
643,964,393
250,000
0
-325,728
859,654,817
-8,596,548
-3,932,388
-250,000
846,875,881
-143,968,900
702,906,981
250,000
25,000,000
4,176,312
589,911,881
643,888,665
732,333,293
- $
ANALISIS DE RENTABILIDAD SERVICIO DE GESTIN INMOBILIARIA M A S P R

DESCRIPCION
AO 1
AO 2
INGRESO POR VENTAS
GASTOS VARIABLES
GASTOS FIJOS
INVERSIN INICIAL
INTERES ANUAL
CANTIDAD DE CUOTAS
CRECIMIENTO EN MAS PROBABLE
25,000,000
10,000,000
3,000,000
29,692,500
11,877,000
3,210,000
0%
11%
AMORTIZCION
INTERES
6,637,168
6,637,168
6,637,168
6,637,168
6,637,168
$ 862,832
$ 862,832
$ 862,832
$ 862,832
$ 862,832
DEUDA
$ 37,500,000
$ 30,000,000
$ 22,500,000
$ 15,000,000
$ 7,500,000
$0
AO 1
AO 2
40% de los Ingresos

IPC 7%
$ 35,000,000
$ 2,500,000
13%
5
EVALUACION FINANCIERA MAS PROBABLE

EE.RR.
AO 0
INGRESOS POR VENTAS

COSTOS VARIABLES
COSTOS FIJOS
DEPRESIACION (-)
INTERESES
IMPUESTOS 17%
DEPRECIACION (+)
INVERSIONES
CAPTAL DE TRABAJO
TOTAL
FLUJO DE CAJA
INVERSION DEPTO.
INGRESOS POR VENTAS
COSTOS VARIABLES
COSTOS FIJOS
DEPRECIACION
INTERESES
IMPUESTOS 17%
FLUJO DE CAJA

VAN
T.I.R.
-$ 35,000,000
-4,333,333
-$ 39,333,333
AO 0
25,000,000
-10,000,000
-3,000,000
-6,637,168
-250,000
-862,832
4,250,000
-722,500
3,527,500
29,692,500
-11,877,000
-3,210,000
-6,637,168
-250,000
-862,832
6,855,500
-1,165,435
5,690,065
250,000
$0
-695,667
$ 3,081,833
250,000
$0
-818,004
$ 5,122,061
AO 1
AO 2
-$ 2,500,000
-$ 35,000,000
-$ 37,500,000
16%
$ 12,830,319
29.15%
25,000,000
-10,000,000
-3,000,000
-250,000
-862,832
-722,500
$ 10,164,668
29,692,500
-11,877,000
-3,210,000
-250,000
-862,832
-1,165,435
$ 12,327,233

3.- Costos Fijos
6.- Impuestos
8.- Inversiones
LIARIA M A S P R O B A B L E
AO 3
AO 4
AO 5
35,265,782
14,106,313
3,434,700
47,167,984
18,867,194
3,675,129
63,087,178
25,234,871
3,932,388
11%
25%
25%
AO 3
AO 4
AO 5
35,265,782
-14,106,313
-3,434,700
-6,637,168
-250,000
-862,832
9,974,769
-1,695,711
8,279,059
47,167,984
-18,867,194
-3,675,129
-6,637,168
-250,000
-862,832
16,875,661
-2,868,862
14,006,799
63,087,178
-25,234,871
-3,932,388
-6,637,168
-250,000
-862,832
26,169,919
-4,448,886
21,721,033
250,000
$0
-1,667,103
$ 6,861,955
250,000
$0
-2,208,312
$ 12,048,487
250,000
$ 25,000,000
9,722,420
$ 56,693,452
AO 3
35,265,782
-14,106,313
-3,434,700
-250,000
-862,832
-1,695,711
$ 14,916,227
AO 4
47,167,984
-18,867,194
-3,675,129
-250,000
-862,832
-2,868,862
$ 20,643,967
AO 5
63,087,178
-25,234,871
-3,932,388
-250,000
-862,832
-4,448,886
$ 28,358,201
=
=
=
=
=
=
=
=

Periodo de analisis
de 0 a 10
de 11 a 25
de 26 a 40
malo
regular
bueno
EVALUACION ECONOMICA MAS PROBABLE

EE.RR.
INGRESOS POR VENTAS
COSTOS VARIABLES
COSTOS FIJOS
DEPRECIACION
IMPUESTO 17%
DEPRECIACION (+)
INVERSIONES
CAPITAL DE TRABAJO
FLUJO DE CAJA
VAN
T.I.R.
AO 0
AO 1
AO 2
-35,000,000
-4,333,333
25,000,000
-10,000,000
-3,000,000
-250,000
11,750,000
-1,997,500
9,752,500
250,000
0
-695,667
29,692,500
-11,877,000
-3,210,000
-250,000
14,355,500
-2,440,435
11,915,065
250,000
0
-818,004
-39,333,333
9,306,833
11,347,061
13%
28,509,928
33.60%
AO 3
AO 4
AO 5
35,265,782
-14,106,313
-3,434,700
-250,000
17,474,769
-2,970,711
14,504,059
250,000
0
-1,667,103
47,167,984
-18,867,194
-3,675,129
-250,000
24,375,661
-4,143,862
20,231,799
250,000
0
-2,208,312
63,087,178
-25,234,871
-3,932,388
-250,000
33,669,919
-5,723,886
27,946,033
250,000
25,000,000
9,722,420
13,086,955
18,273,487
62,918,452
- $
ANALISIS DE RENTABILIDAD SERVICIO DE GESTIN INMOBILIARIA O P T I M I

DESCRIPCION
AO 1
AO 2
INGRESO POR VENTAS
GASTOS VARIABLES
GASTOS FIJOS
INVERSIN INICIAL
INTERES ANUAL
CANTIDAD DE CUOTAS
CRECIMIENTO EN OPTIMISTA
1% de los Ingresos
IPC 7%
$ 3,007,419,000
$ 2,500,000
13%
5
AMORTIZCION
532,729,027
532,729,027
532,729,027
532,729,027
532,729,027
929,334,000
9,293,340
3,000,000
1,063,994,497
10,639,945
3,210,000
0%
7%
INTERES
DEUDA
$ 3,009,919,000
$ 2,407,935,200
$ 1,805,951,400
$ 1,203,967,600
$ 601,983,800
$0
$ 69,254,773
$ 69,254,773
$ 69,254,773
$ 69,254,773
$ 69,254,773
EVALUACION FINANCIERA OPTIMISTA

EE.RR.
AO 0
AO 1
INGRESOS POR VENTAS

COSTOS VARIABLES
COSTOS FIJOS
DEPRESIACION (-)
INTERESES
IMPUESTOS 17%
DEPRECIACION (+)
INVERSIONES
CAPTAL DE TRABAJO
TOTAL
FLUJO DE CAJA
INVERSION DEPTO.
INGRESOS POR VENTAS
COSTOS VARIABLES
COSTOS FIJOS
DEPRECIACION
INTERESES
IMPUESTOS 17%
FLUJO DE CAJA

VAN
T.I.R.
-$ 3,007,419,000
-4,097,780
-$ 3,011,516,780
AO 0
AO 2
929,334,000
-9,293,340
-3,000,000
-532,729,027
-250,000
-69,254,773
314,806,860
-53,517,166
261,289,694
1,063,994,497
-10,639,945
-3,210,000
-532,729,027
-250,000
-69,254,773
447,910,752
-76,144,828
371,765,924
250,000
$0
-518,868
$ 261,020,825
250,000
$0
-588,809
$ 371,427,115
AO 1
AO 2
-$ 2,500,000
-$ 3,007,419,000
-$ 3,009,919,000
16%
$ 244,584,577
19.62%
929,334,000
-9,293,340
-3,000,000
-250,000
-69,254,773
-53,517,166
$ 794,018,720
1,063,994,497
-10,639,945
-3,210,000
-250,000
-69,254,773
-76,144,828
$ 904,494,950

3.- Costos Fijos
6.- Impuestos
8.- Inversiones
LIARIA O P T I M I S T A
AO 3
AO 4
AO 5
1,218,167,299
12,181,673
3,434,700
1,381,645,351
13,816,454
3,675,129
1,581,845,762
15,818,458
3,932,388
7%
6%
7%
AO 4
AO 5
1,218,167,299
-12,181,673
-3,434,700
-532,729,027
-250,000
-69,254,773
600,317,126
-102,053,911
498,263,215
AO 3
1,381,645,351
-13,816,454
-3,675,129
-532,729,027
-250,000
-69,254,773
761,919,968
-129,526,395
632,393,574
1,581,845,762
-15,818,458
-3,932,388
-532,729,027
-250,000
-69,254,773
959,861,116
-163,176,390
796,684,727
250,000
$0
-625,070
$ 497,888,145
250,000
$0
-753,088
$ 631,890,486
250,000
$ 25,000,000
6,583,615
$ 828,518,342
AO 4
AO 5
AO 3
1,218,167,299
-12,181,673
-3,434,700
-250,000
-69,254,773
-102,053,911
$ 1,030,992,241
1,381,645,351
-13,816,454
-3,675,129
-250,000
-69,254,773
-129,526,395
$ 1,165,122,600
1,581,845,762
-15,818,458
-3,932,388
-250,000
-69,254,773
-163,176,390
$ 1,329,413,753
=
=
=
=
=
=
=
=

Periodo de analisis
de 0 a 10
de 11 a 25
de 26 a 40
malo
regular
bueno
EVALUACION ECONOMICA OPTIMISTA

EE.RR.
INGRESOS POR VENTAS
COSTOS VARIABLES
COSTOS FIJOS
DEPRECIACION
IMPUESTO 17%
DEPRECIACION (+)
INVERSIONES
CAPITAL DE TRABAJO
FLUJO DE CAJA
VAN
T.I.R.
AO 0
AO 1
AO 2
-3,007,419,000
-4,097,780
929,334,000
-9,293,340
-3,000,000
-250,000
916,790,660
-155,854,412
760,936,248
250,000
0
-518,868
1,063,994,497
-10,639,945
-3,210,000
-250,000
1,049,894,552
-178,482,074
871,412,478
250,000
0
-588,809
-3,011,516,780
760,667,379
871,073,669
13%
398,254,676
18.40%
AO 3
1,218,167,299
-12,181,673
-3,434,700
-250,000
1,202,300,926
-204,391,157
997,909,769
250,000
0
-625,070
AO 4
AO 5
1,381,645,351
-13,816,454
-3,675,129
-250,000
1,363,903,768
-231,863,641
1,132,040,128
250,000
0
-753,088
1,581,845,762
-15,818,458
-3,932,388
-250,000
1,561,844,916
-265,513,636
1,296,331,281
250,000
25,000,000
6,583,615
997,534,699 1,131,537,040
1,328,164,896
- $
Escenarios GESTION & ASESORIA INMOBILIARIA

FINANCIERO (16%)
TIR
VAN
ECONOMICO (13%)
TIR
VAN
Escenario Pesimista
1.22%
-873,167,664
-0.20%
-846,166,707
Escenario Probable
29.15%
12,830,319
33.60%
28,509,928
Escenario Optimista
19.62%
244,584,577
18.40%
398,254,676
Anlisis de punto de equilibrio

GESTION & ASESORIA INMOBILIARIA
Descripcin del Costo
Directos Explotacin
Costos Fijos ($)
Gastos Variables (%)
$ 3,000,000
Intereses
$ 69,254,773
Inversin
$ 532,729,027
Gastos Fijos Totales
$ 604,983,800
Gastos Variables Totales

Nivel de Ventas para el Punto de
Equilibro =
1.0
$ 611,094,747

Tesis MDCM Iede Analsis Financiero G&a Inmobiliaria

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Tesis MDCM Iede Analsis Financiero G&a Inmobiliaria

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ANALISIS DE RENTABILIDAD SERVICIO DE GESTIN INMOBILIARIA P E S I M I

EVALUACION FINANCIERA PESIMISTA

INGRESOS POR VENTAS

TASA MINIMA INVERSIONISTA

1.- Ingresos por venta

Crecimeinto anual real mismo % exigido por inversionista

EVALUACION ECONOMICA PESIMISTA

ANALISIS DE RENTABILIDAD SERVICIO DE GESTIN INMOBILIARIA M A S P R

40% de los Ingresos

EVALUACION FINANCIERA MAS PROBABLE

INGRESOS POR VENTAS

TASA MINIMA INVERSIONISTA

1.- Ingresos por venta

Crecimeinto anual real mismo % exigido por inversionista

EVALUACION ECONOMICA MAS PROBABLE

ANALISIS DE RENTABILIDAD SERVICIO DE GESTIN INMOBILIARIA O P T I M I

EVALUACION FINANCIERA OPTIMISTA

INGRESOS POR VENTAS

TASA MINIMA INVERSIONISTA

1.- Ingresos por venta

Crecimeinto anual real mismo % exigido por inversionista

EVALUACION ECONOMICA OPTIMISTA

Escenarios GESTION & ASESORIA INMOBILIARIA

Anlisis de punto de equilibrio

Costos Fijos ($)

Gastos Variables (%)

Gastos Fijos Totales

Gastos Variables Totales

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