文化商城改造項(xiàng)目可行性研究報(bào)告

lXX文化商城改造項(xiàng)目可行性研究報(bào)告 1 3 5 62.2零售業(yè)將繼續(xù)承擔(dān)“擴(kuò)大內(nèi)需”的重任，未來(lái)仍是國(guó)民經(jīng)濟(jì)的支柱產(chǎn)業(yè) 7 8 3.3XX消費(fèi)體系中文化消費(fèi)占比穩(wěn)步增長(zhǎng) 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(jìng)爭(zhēng)分析 2 45最大的文化商品、文化服務(wù)交易平臺(tái)和體驗(yàn)消費(fèi)場(chǎng)所。本化產(chǎn)業(yè)發(fā)展為理念，以拉動(dòng)文化消費(fèi)、促進(jìn)消費(fèi)增長(zhǎng)為目聚集，創(chuàng)新業(yè)內(nèi)領(lǐng)先的商業(yè)模式，實(shí)現(xiàn)文化消費(fèi)的聚集裂空間。本項(xiàng)目將使文化產(chǎn)品與文化消費(fèi)、文化創(chuàng)新與文化美對(duì)接，開(kāi)創(chuàng)文化經(jīng)營(yíng)的全新理念和運(yùn)營(yíng)方式，推動(dòng)我市心城市的文化品位起到重要推動(dòng)作用。本項(xiàng)目從經(jīng)營(yíng)理念、經(jīng)設(shè)施、運(yùn)營(yíng)模式上都居國(guó)內(nèi)領(lǐng)先水平，并可通過(guò)復(fù)制在其他地對(duì)于文化產(chǎn)業(yè)與零售業(yè)的有機(jī)融合，由于國(guó)家政策在當(dāng)前通脹和人民幣升值預(yù)期不斷增強(qiáng)的背景下，質(zhì)商業(yè)物業(yè)，除了可獲得穩(wěn)定的經(jīng)營(yíng)收益外，還可通過(guò)資產(chǎn)回報(bào)的上升，從而提升公司價(jià)值，這也是公司應(yīng)對(duì)在新常態(tài)下保持平穩(wěn)運(yùn)行，呈現(xiàn)出增長(zhǎng)平穩(wěn)、結(jié)構(gòu)優(yōu)化6027億元，增長(zhǎng)12.9%。按消費(fèi)形態(tài)分，餐飲收入278），2014年全年，社會(huì)消費(fèi)品零售總額262394億元，同比名義圖2-1社會(huì)消費(fèi)品總額分月同比增長(zhǎng)速度零售行業(yè)目前發(fā)展比較穩(wěn)健，其中圖書(shū)行業(yè)收入分配制度改革不斷深入，為擴(kuò)大消費(fèi)提供上國(guó)人口平穩(wěn)增加，對(duì)于消費(fèi)的需求也會(huì)帶來(lái)持續(xù)增長(zhǎng)，遠(yuǎn)發(fā)展的趨勢(shì)。全國(guó)的經(jīng)濟(jì)近年來(lái)都在平穩(wěn)增長(zhǎng)，百姓于精神上得需求現(xiàn)在越來(lái)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(jì)結(jié)構(gòu)優(yōu)化升消費(fèi)市場(chǎng)需求比以前要旺盛，也就是說(shuō)市場(chǎng)需三是現(xiàn)在文化和科技的充分融合，在國(guó)家發(fā)展步伐本主動(dòng)投入到文化產(chǎn)業(yè)的夙愿也在增強(qiáng)，這為推動(dòng)條件；當(dāng)然各級(jí)政府對(duì)文化產(chǎn)業(yè)更為重視，出臺(tái)了發(fā)展階段，消費(fèi)者有了更多選擇性，消費(fèi)者的話語(yǔ)權(quán)也賣(mài)場(chǎng)的全新升級(jí)，獨(dú)立商業(yè)模式向復(fù)合式經(jīng)營(yíng)圍也由原來(lái)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(kāi)發(fā)，在國(guó)家政策引導(dǎo)和宏觀經(jīng)濟(jì)形勢(shì)的影響下，文化產(chǎn)3.區(qū)域市場(chǎng)分析產(chǎn)業(yè)方面，以XX為中心的由XX、鞍山、撫順、本溪、營(yíng)口、阜新、遼陽(yáng)、鐵嶺八圖3-7XX市消費(fèi)增長(zhǎng)細(xì)分3-8XX市商業(yè)分布商業(yè)保有量已經(jīng)過(guò)剩，同質(zhì)化嚴(yán)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(fèi)群。商圈業(yè)態(tài)：百貨店、專(zhuān)賣(mài)店、商業(yè)步行街、合超市、以及便利店、專(zhuān)業(yè)市場(chǎng)等。配套：各類(lèi)對(duì)中華路臨街商鋪進(jìn)行了簡(jiǎn)單的調(diào)研，主要業(yè)態(tài)分6XX商廈、7百盛購(gòu)物中心、8潮匯、9時(shí)尚地下、10沃爾瑪、11溫州城、12美特斯邦威、13勝道運(yùn)動(dòng)元素全新經(jīng)營(yíng)模式，照顧不同顧客的需要，打造無(wú)可比緊密對(duì)接時(shí)尚風(fēng)向標(biāo)，使百盛能夠不斷的在商品和品牌3-10XX市書(shū)店分布及面積訂購(gòu)會(huì)上，該次會(huì)議后會(huì)議記錄表明今年的圖書(shū)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(huì)提供區(qū)的中心城市，近年來(lái)經(jīng)濟(jì)獲得了高速發(fā)展，文化消費(fèi)潛力巨5.項(xiàng)目?jī)?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(yíng)品種、經(jīng)營(yíng)環(huán)境、經(jīng)營(yíng)手段生活版塊、親子娛樂(lè)版塊、新華教育版塊、文圖書(shū)、字畫(huà)、古籍、音像、影視、動(dòng)漫、演出、展覽、工藝品、學(xué)習(xí)用品、旅游用品、健身俱樂(lè)部、養(yǎng)生、荼音像書(shū)店、教育書(shū)店、外文書(shū)店隨著城市改造建角色扮演的主題樂(lè)園。孩子們可以扮演形形線下體驗(yàn)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(huì)員卡與儲(chǔ)值卡進(jìn)行功能整合，會(huì)員持卡可以進(jìn)行熱點(diǎn)、母嬰服務(wù)室、兒童如廁設(shè)施、兒童特制書(shū)架目的核心商圈內(nèi)，高中低檔次的商場(chǎng)、購(gòu)物中心均具備零售業(yè)主打文創(chuàng)產(chǎn)品及體驗(yàn)式消費(fèi)層，同時(shí)引進(jìn)優(yōu)質(zhì)培此項(xiàng)目具有特殊性，客群為全客層目標(biāo)人群童，幼年。從圖書(shū)細(xì)分市場(chǎng)看：文學(xué)、少兒、社訓(xùn)8.投資收益）：）：）：），運(yùn)營(yíng)期一、營(yíng)業(yè)收入1.2其他類(lèi)別銷(xiāo)售收入不含稅其他類(lèi)別銷(xiāo)售收入1.3物業(yè)租金收入二、毛利額(毛利額)三、營(yíng)業(yè)成本3.2其他類(lèi)別銷(xiāo)售成四、稅金及附加4.1其他類(lèi)別銷(xiāo)售稅4.2租金收入稅金五、經(jīng)營(yíng)費(fèi)用其中:營(yíng)業(yè)費(fèi)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(fèi)用1,130.70管理費(fèi)用(不含折舊及攤銷(xiāo)、人員費(fèi)用、240.00房產(chǎn)土地稅）)折舊及攤銷(xiāo)3,173.00房產(chǎn)、土地使用稅647.92修理費(fèi)300.00財(cái)務(wù)費(fèi)用4,218.50六、利潤(rùn)總額2,829.92七、所得稅707.48八、凈利潤(rùn)2,122.44九、日保本銷(xiāo)售(圖書(shū))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(yùn)營(yíng)期一、營(yíng)業(yè)收入1.2其他類(lèi)別銷(xiāo)售收入不含稅其他類(lèi)別銷(xiāo)售收入1.3物業(yè)租金二、毛利額(毛利三、營(yíng)業(yè)成本銷(xiāo)售成本四、稅金及附加4.1其他類(lèi)別銷(xiāo)售稅金4.2租金收入稅金五、經(jīng)營(yíng)費(fèi)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(yíng)業(yè)費(fèi)用人員費(fèi)用管理費(fèi)用(不含折舊及攤產(chǎn)土地稅）)折舊及攤銷(xiāo)地使用稅修理費(fèi)財(cái)務(wù)費(fèi)用六、利潤(rùn)總額七、所得稅八、凈利潤(rùn)九、日保本銷(xiāo)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(yíng)成本與費(fèi)用3.凈現(xiàn)金流量4.累計(jì)現(xiàn)金流量92,037.5078,037.5010,000.003,000.00500.00500.00運(yùn)營(yíng)期48,943.0548,943.05運(yùn)營(yíng)期41,015.0541,015.05運(yùn)營(yíng)期63,830.2163,830.21運(yùn)營(yíng)期27,252.2927,252.29運(yùn)營(yíng)期33,122.5733,122.57運(yùn)營(yíng)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(yùn)營(yíng)期運(yùn)營(yíng)期2.現(xiàn)金流出2.3裝修投資2.6經(jīng)營(yíng)成本與費(fèi)用3.凈現(xiàn)金流量4.累計(jì)現(xiàn)金流量運(yùn)營(yíng)期102,268.71102,268.71運(yùn)營(yíng)期122,739.65122,739.65運(yùn)營(yíng)期107,016.75107,016.75運(yùn)營(yíng)期112,003.17112,003.17運(yùn)營(yíng)期93,442.7393,442.73運(yùn)營(yíng)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(yùn)營(yíng)期177,935.79177,935.79運(yùn)營(yíng)期169,797.02169,797.02運(yùn)營(yíng)期195,459.99運(yùn)營(yíng)期177,935.79177,935.79運(yùn)營(yíng)期169,797.02169,797.02運(yùn)營(yíng)期195,459.99195,459.99運(yùn)營(yíng)期154,668.34154,668.34運(yùn)營(yíng)期147,642.09147,642.09運(yùn)營(yíng)期186,483.27186,483.27運(yùn)營(yíng)期162,047.41162,047.412.3裝修投資2.6經(jīng)營(yíng)成本與費(fèi)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