文化商城改造項目可行性研究報告

lXX文化商城改造項目可行性研究報告 1 3 5 62.2零售業(yè)將繼續(xù)承擔“擴大內(nèi)需”的重任，未來仍是國民經(jīng)濟的支柱產(chǎn)業(yè) 7 8 3.3XX消費體系中文化消費占比穩(wěn)步增長 3.4XX市商業(yè)地產(chǎn)發(fā)展現(xiàn)狀 4.1XX街是XX市的核心商圈 4.2XX街商圈交通情況 4.3XX街商圈內(nèi)競爭分析 2 45最大的文化商品、文化服務(wù)交易平臺和體驗消費場所。本化產(chǎn)業(yè)發(fā)展為理念，以拉動文化消費、促進消費增長為目聚集，創(chuàng)新業(yè)內(nèi)領(lǐng)先的商業(yè)模式，實現(xiàn)文化消費的聚集裂空間。本項目將使文化產(chǎn)品與文化消費、文化創(chuàng)新與文化美對接，開創(chuàng)文化經(jīng)營的全新理念和運營方式，推動我市心城市的文化品位起到重要推動作用。本項目從經(jīng)營理念、經(jīng)設(shè)施、運營模式上都居國內(nèi)領(lǐng)先水平，并可通過復制在其他地對于文化產(chǎn)業(yè)與零售業(yè)的有機融合，由于國家政策在當前通脹和人民幣升值預期不斷增強的背景下，質(zhì)商業(yè)物業(yè)，除了可獲得穩(wěn)定的經(jīng)營收益外，還可通過資產(chǎn)回報的上升，從而提升公司價值，這也是公司應(yīng)對在新常態(tài)下保持平穩(wěn)運行，呈現(xiàn)出增長平穩(wěn)、結(jié)構(gòu)優(yōu)化6027億元，增長12.9%。按消費形態(tài)分，餐飲收入278），2014年全年，社會消費品零售總額262394億元，同比名義圖2-1社會消費品總額分月同比增長速度零售行業(yè)目前發(fā)展比較穩(wěn)健，其中圖書行業(yè)收入分配制度改革不斷深入，為擴大消費提供上國人口平穩(wěn)增加，對于消費的需求也會帶來持續(xù)增長，遠發(fā)展的趨勢。全國的經(jīng)濟近年來都在平穩(wěn)增長，百姓于精神上得需求現(xiàn)在越來越重要了，在文化方面的需求的融合發(fā)展”，把它作為“支撐和引領(lǐng)經(jīng)濟結(jié)構(gòu)優(yōu)化升消費市場需求比以前要旺盛，也就是說市場需三是現(xiàn)在文化和科技的充分融合，在國家發(fā)展步伐本主動投入到文化產(chǎn)業(yè)的夙愿也在增強，這為推動條件；當然各級政府對文化產(chǎn)業(yè)更為重視，出臺了發(fā)展階段，消費者有了更多選擇性，消費者的話語權(quán)也賣場的全新升級，獨立商業(yè)模式向復合式經(jīng)營圍也由原來只注內(nèi)到今天的向外多面延伸，更注重介多種方式的有效合作，以及自媒體的大力開發(fā)，在國家政策引導和宏觀經(jīng)濟形勢的影響下，文化產(chǎn)3.區(qū)域市場分析產(chǎn)業(yè)方面，以XX為中心的由XX、鞍山、撫順、本溪、營口、阜新、遼陽、鐵嶺八圖3-7XX市消費增長細分3-8XX市商業(yè)分布商業(yè)保有量已經(jīng)過剩，同質(zhì)化嚴重，大眾審美疲4.商業(yè)發(fā)展環(huán)境分析客群：25—50歲的中高端消費群。商圈業(yè)態(tài)：百貨店、專賣店、商業(yè)步行街、合超市、以及便利店、專業(yè)市場等。配套：各類對中華路臨街商鋪進行了簡單的調(diào)研，主要業(yè)態(tài)分6XX商廈、7百盛購物中心、8潮匯、9時尚地下、10沃爾瑪、11溫州城、12美特斯邦威、13勝道運動元素全新經(jīng)營模式，照顧不同顧客的需要，打造無可比緊密對接時尚風向標，使百盛能夠不斷的在商品和品牌3-10XX市書店分布及面積訂購會上，該次會議后會議記錄表明今年的圖書行業(yè)全線呈上先型的示范作用，為廣大老百姓提供了文化基地，為社會提供區(qū)的中心城市，近年來經(jīng)濟獲得了高速發(fā)展，文化消費潛力巨5.項目內(nèi)容及特色務(wù)、傳統(tǒng)文化與現(xiàn)代科技、文化展示與文化創(chuàng)意、化休閑相結(jié)合，從經(jīng)營品種、經(jīng)營環(huán)境、經(jīng)營手段生活版塊、親子娛樂版塊、新華教育版塊、文圖書、字畫、古籍、音像、影視、動漫、演出、展覽、工藝品、學習用品、旅游用品、健身俱樂部、養(yǎng)生、荼音像書店、教育書店、外文書店隨著城市改造建角色扮演的主題樂園。孩子們可以扮演形形線下體驗店等智能化渠道，精確定位商品貨架位家具展示、端硯展示、鼻煙壺收藏、健康養(yǎng)生將會員卡與儲值卡進行功能整合，會員持卡可以進行熱點、母嬰服務(wù)室、兒童如廁設(shè)施、兒童特制書架目的核心商圈內(nèi)，高中低檔次的商場、購物中心均具備零售業(yè)主打文創(chuàng)產(chǎn)品及體驗式消費層，同時引進優(yōu)質(zhì)培此項目具有特殊性，客群為全客層目標人群童，幼年。從圖書細分市場看：文學、少兒、社訓8.投資收益）：）：）：），運營期一、營業(yè)收入1.2其他類別銷售收入不含稅其他類別銷售收入1.3物業(yè)租金收入二、毛利額(毛利額)三、營業(yè)成本3.2其他類別銷售成四、稅金及附加4.1其他類別銷售稅4.2租金收入稅金五、經(jīng)營費用其中:營業(yè)費用27,252.2920,000.002,000.001,886.795,365.504,000.0013,000.00377.361,034.8990.57944.3310,010.1233,122.5725,000.002,110.001,990.576,132.005,000.0016,250.00471.701,174.3395.091,079.239,877.1541,015.0531,250.002,226.052,100.057,665.006,250.0020,312.50589.621,448.8999.851,349.049,651.2748,943.0539,062.502,348.482,215.557,665.007,812.5025,390.63737.031,453.881,349.049,340.5358,830.5348,828.132,477.652,337.417,665.009,765.6331,738.28921.291,459.121,349.048,890.6563,830.2153,710.942,601.532,454.287,665.0010,742.1934,912.111,013.411,464.631,349.048,017.2169,336.2959,082.032,744.622,589.267,665.0011,816.4138,403.321,114.761,470.411,349.047,196.2875,386.9064,990.232,895.572,731.677,665.0012,998.0543,469.8842,243.651,226.231,476.481,349.047,366.6682,036.1771,489.263,054.832,881.917,665.0014,297.8547,816.8746,468.021,348.851,482.851,349.047,621.6989,343.6078,638.183,222.843,040.427,665.0015,727.6451,114.821,483.741,489.541,349.047,898.24300.00人員費用1,130.70管理費用(不含折舊及攤銷、人員費用、240.00房產(chǎn)土地稅）)折舊及攤銷3,173.00房產(chǎn)、土地使用稅647.92修理費300.00財務(wù)費用4,218.50六、利潤總額2,829.92七、所得稅707.48八、凈利潤2,122.44九、日保本銷售(圖書)32.87375.001,187.24300.003,173.00647.92300.003,894.005,349.391,337.354,012.0422.74468.751,246.60375.003,173.00647.92300.003,440.009,012.772,253.196,759.58585.941,308.93468.753,173.00647.92300.002,856.0012,020.983,005.259,015.74732.421,374.38585.943,173.00647.92300.002,077.0015,821.193,955.3011,865.89805.661,443.10644.533,073.00647.92300.001,103.0018,422.854,605.7113,817.14886.231,515.25708.983,073.00647.92300.0064.9021,151.535,287.8815,863.65974.851,591.01779.883,073.00647.92300.00-23,073.885,768.4717,305.411,072.341,670.56857.873,073.00647.92300.00-25,114.766,278.6918,836.071,179.571,754.09943.663,073.00647.92300.00-27,357.276,839.3220,517.95-運營期一、營業(yè)收入1.2其他類別銷售收入不含稅其他類別銷售收入1.3物業(yè)租金二、毛利額(毛利三、營業(yè)成本銷售成本四、稅金及附加4.1其他類別銷售稅金4.2租金收入稅金五、經(jīng)營費用117,239.94105,382.694,443.794,192.267,665.0021,076.5468,498.751,988.351,537.321,349.048,866.90122,739.65110,651.824,688.204,422.837,665.0022,130.3671,923.682,087.771,546.731,349.049,126.70128,515.50116,184.414,946.054,666.097,665.0023,236.8875,519.872,192.161,556.62207.581,349.049,399.49134,581.35121,993.635,218.084,922.727,665.0024,398.7381,597.6379,295.862,301.771,567.00217.961,349.049,685.92140,951.79128,093.315,505.085,193.477,665.0025,618.6685,677.5183,260.652,416.851,577.90228.861,349.049,986.67147,642.09134,497.985,807.865,479.117,665.0026,899.6089,961.3987,423.692,537.701,589.34240.301,349.0410,302.45154,668.34141,222.886,127.295,780.467,665.0028,244.5894,459.4591,794.872,664.581,601.35252.311,349.0410,634.03162,047.41148,284.026,464.296,098.397,665.0029,656.8099,182.4396,384.622,797.811,613.97264.931,349.0410,982.19169,797.02155,698.226,819.836,433.807,665.0031,139.64101,203.852,937.701,627.22278.181,349.0411,347.75177,935.79163,483.147,194.926,787.667,665.0032,696.63106,264.043,084.591,641.12292.081,349.0411,731.597,5907,1607,66534,333,238306.6其中:營業(yè)費用人員費用管理費用(不含折舊及攤產(chǎn)土地稅）)折舊及攤銷地使用稅修理費財務(wù)費用六、利潤總額七、所得稅八、凈利潤九、日保本銷售1,580.742,350.651,264.592,723.00647.92300.00-36,348.639,087.1627,261.471,659.782,468.181,327.822,723.00647.92300.00-38,054.779,513.6928,541.071,742.772,591.591,394.212,723.00647.92300.00-39,847.379,961.8429,885.521,829.902,721.171,463.922,723.00647.92300.00-41,730.8110,432.7031,298.111,921.402,857.231,537.122,723.00647.92300.00-43,709.7110,927.4332,782.292,017.473,000.091,613.982,723.00647.92300.00-45,788.9211,447.2334,341.692,118.343,150.101,694.672,723.00647.92300.00-47,973.5011,993.3835,980.132,224.263,307.601,779.412,723.00647.92300.00-50,268.8312,567.2137,701.622,335.473,472.981,868.382,723.00647.92300.00 52,680.5113,170.1339,510.382,452.253,646.631,961.802,723.00647.92300.00-55,214.4513,803.6141,410.842,5743,8282,0592,723647.9300.0 57,8743,402.現(xiàn)金流出2.3裝修投資2.6經(jīng)營成本與費用3.凈現(xiàn)金流量4.累計現(xiàn)金流量92,037.5078,037.5010,000.003,000.00500.00500.00運營期48,943.0548,943.05運營期41,015.0541,015.05運營期63,830.2163,830.21運營期27,252.2927,252.29運營期33,122.5733,122.57運營期58,830.5358,830.5313,372.58-58,071.9411,079.04-71,444.5217,115.89-25,911.319,513.94-82,523.5615,044.74-43,027.21-92,037.50-92,037.5017,993.14-7,918.1741,231.364,605.7120,706.181,337.3525,389.282,253.1930,893.073,005.2537,759.343,955.3017,030.87707.48建設(shè)期41,714.6445,837.0722,043.5327,642.4733,898.3117,738.35運營期運營期2.現(xiàn)金流出2.3裝修投資2.6經(jīng)營成本與費用3.凈現(xiàn)金流量4.累計現(xiàn)金流量運營期102,268.71102,268.71運營期122,739.65122,739.65運營期107,016.75107,016.75運營期112,003.17112,003.17運營期93,442.7393,442.73運營期97,747.6697,747.6631,264.07270,997.3028,766.58209,748.7629,984.47239,733.23117,239.94117,239.9427,607.42180,982.1826,504.16153,374.7624,454.68101,416.4925,454.11126,870.5981,961.899,513.6961,744.157,243.8964,716.517,577.0467,837.497,927.0571,114.528,294.8178,168.329,087.1674,555.408,681.1991,475.5883,236.5987,255.4768,988.0575,764.5579,409.3372,293.55運營期177,935.79177,935.79運營期169,797.02169,797.02運營期195,459.99運營期177,935.79177,935.79運營期169,797.02169,797.02運營期195,459.99195,459.99運營期154,668.34154,668.34運營期147,642.09147,642.09運營期186,483.27186,483.27運營期162,047.41162,047.412.3裝修投資2.6經(jīng)營成本與費114,393.5113,170.13132,062.7315,168.56125,883.4114,469.22119,998.3413,803.61114,393.5113,170.13132,062.7315,168.56125,883.4114,469.22119,998.3413,803.6199,130.1811,447.23109,055.5812,567.2111,993.3811,993.3846,130.65621,822.5344,133.84575,691.8848,228.6967