Stuart Reid, Executive Director, Food Co-op Initiative (FCI), presented to start-up staff, steering committee, and Board members at NFCA's Sixth Annual Meeting. This presentation reviews some of the most important financial tools that every start-up food co-op needs. This includes Sources & Uses budget, financial pro formas, and market studies, and focus on how to understand these tools and use the information to strengthen your co-op's plans.
11. Sources & Uses Template
Start-Up Natural Food Co-op: Date: Mar 7 2016 Notes:
Quick Start Sources & Uses Budget:
Drafted and Updated by Bill Gessner, CDS Consulting
Co-op, 612-823-4509, BillGessner@cdsconsulting.coop
Most cells are generated by formulas. Fill in cells in yellow to see your new totals.
All costs are ballpark estimates, based on knowledge of
prior projects and market rates. Costs will increase over
time.
Key Assumptions: This scenario assumes a lease, not a purchase
retail square feet 4000 retail is typically 62 - 68% of total space
total square feet 6000
12. Assump8ons: Store Size
Key Assumptions: This scenario assumes a lease, not a purchase
retail square feet 4000 retail is typically 62 - 68% of total space
total square feet 6000
Projected Sales $2,000,000 $500
$500/retail sq. ft is an initial projection prior to a
market analysis, to be adjusted following a
professional market/site/location analysis
Key Assumptions: This scenario assumes a lease, not a purchase
retail square feet 7000 retail is typically 62 - 68% of total space
total square feet 10000
Projected Sales $3,500,000 $500
$500/retail sq. ft is an initial projection prior to a
market analysis, to be adjusted following a
professional market/site/location analysis
13. Assump8ons
Key Assumptions: This scenario assumes a lease, not a purchase
retail square feet 4000 retail is typically 62 - 68% of total space
total square feet 6000
Projected Sales $2,000,000 $500
$500/retail sq. ft is an initial projection prior to a market
analysis, to be adjusted following a professional market/site/
location analysis
Lease Rate/sq ft, triple net $12.00
Leased site at triple net. Rates vary greatly. Research those in
your community
Real Estate Taxes $2.00 triple net expense can vary greatly
Building Insurance $0.75
Common Area Maintenance (CAM) $1.00
Off Street Parking 24
6/1000 sq ft of retail space for customers, local minimum
requirements vary. Employees park elsewhere. An alternate
ratio is 4-11 spaces/1000 sq ft of total space
Membership share cost $200
Try changing this to see what effect it has on your bank debt
and other "Sources" below.
Assuming # members by opening: 1000 End of: Stage 1 = 300 members, Stage 2A = 450 members
Stage 2B = 600 members, Stage 3A = 800 members
Opening or within 2 months after Opening = 1000 members
14. Uses: The Big 3
Uses:
Acquisition n/a This scenario assumes a lease, not a purchase
Leasehold
Improvements $600,000 $100
typical range = $100 - 115/total sqft but it can
be + or -
Equipment $570,000 $95
typical range = $90- 110/total sqft but it can be
+ or -
Inventory $160,000 $40 typical range = $35 - 45/retail sqft
15. More Uses
Fees $159,600
includes consultants, architect/engineer, store
design, legal, financing, environmental, misc.
Fees are initially estimated at 12% of the above
Project Management
$30,000
Varies greatly, but budget for it. Some
allowance is also in fee budget
Overhead/Admin prior to
Opening $15,000
Basic expenses incurred in years prior to
opening
Start-up Promotion
$12,500
Allows for promotion before opening day.
Equivalent to 3 months of Year 1 advertising
2.5% of Year 1 sales divided by 4
16. Even More Uses
Start-up Staffing $125,667
Initially estimated as 1/12 of Year 1 labor (25% of
sales) + salary/benefits/taxes for G.M. for 1 yr
before Opening ($70K plus 20%)
Holding/Site Costs $20,000
lease deposit, if required, plus
option/rent/taxes/ins/CAM/utilities before opening
Interest during project $17,500
initially estimated at $1,000,000 of debt at blended
interest of 7% for 6 months at 50% avg. draw
Post Opening Professional
Support $20,000
set aside for consulting support to develop
operating systems and provide support in Year 1
NCGA Membership deposit $2,000
Co-ops opening at a scale to join NCGA should
plan their deposit as part of pre-opening expenses.
17. Summing it all up
Working Capital, allowance $200,000 10%
Initial estimate to provide adequate cash flow to
cover initial operating losses. Range is 6 - 10% of
subtotal Uses $1,932,267
Overrun Allowance $289,840
Initially calculated at 15% of subtotal. Lowered to
no lower than 10% as estimated costs become
Assumes overrun allowance is 50% leasehold
improvements and 50% equipment.
Total Uses $2,222,107 #### /sq ft.$375
18. Sources: Owners’ Contribu8on
Sources:
Cash from benefits, donations $20,000 Net Proceeds, unless expenses are shown in Uses (line 33 or 34)
Grants $30,000
Member Equity $200,000
1000 members at an average of $200/member. Member share
requirement might range from $200 - $300/member
Member equity would need to be fully raised within 2-3 months of
opening.
4000 sq ft of retail has potential for 2500 - 3000 members by Year
5.
Preferred Shares $500,000
100 members at an average of $5,000. Minimum = $1,000. Seek
appropriate legal & consultant advice
Member Loans $500,000
125 loans at an average size of $4,000. Min. size loan is $2,000.
Seek appropriate legal & consultant advice.
Length of loan term: 4, 5, 6, 7, 8, 9 and 10 years, possibly longer.
Blended interest rate of 3.5 - 4.0%
Equity Fund
Miscellaneous $0
Other types of equity investors. Does not include donations of time
or in-kind contributions.
subtotal Owner's Contribution $1,250,000 56.25%
Owner's Contribution should be 50% of the total Sources (or
higher)
19. Owner Equity and Loans
Preferred Shares $500,000
100 members at an average of $5,000. Minimum =
$1,000. Seek appropriate legal & consultant advice
Member Loans $500,000
125 loans at an average size of $4,000. Min. size loan is
$2,000. Seek appropriate legal & consultant advice.
Length of loan term: 4, 5, 6, 7, 8, 9 and 10 years,
possibly longer. Blended interest rate of 3.5 - 4.0%
20. Other Sources
Equity Fund
Miscellaneous $0
Other types of equity investors. Does not include
donations of time or in-kind contributions.
subtotal Owner's Contribution$1,250,000 56.25%
Owner's Contribution should be 50% of the total Sources
(or higher)
21. External Sources
Landlord Contribution $120,000
Possible credit of up to 25% of leasehold improvements provided
by the landlord (i.e. tenant improvement allowance, range equals
$15 - 25/sq ft, but not always. Could be 0.
Vendor Credit $24,000 15%
a % of inventory covered by extended terms with vendors (not just
opening order terms)
Terms need to be established with vendors over time. There is no
guarantee of initial terms. Initial terms might be COD.
Free Fill $16,000 10%
% of initial inventory provided by manufacturers, accessed by
working with distributor
City/Community $150,000
low interest, long term loan accessed through local sources (city,
neighborhoods, foundations) (3%, 10-15yrs) (not easy to find, not
always available, if available, possibly lots of red tape and hoops to
jump thru)
Gap $0
Co-op Loan Funds $200,000
Co-op Loan funds, CFNE, NCDF, LEAF are possilbe sources.
~7% for 5-10 yrs.
subtotal External/
Subordinated $510,000 22.95%
Owner's Contribution plus External/Subordinated should be 75% or
higher
Bank Debt $462,107 20.80%
Bank Debt (Senior Debt)(First Position) should be 25% of total or
less. ~6-7% for 7 yrs. Bank financing can be difficult to obtain.
Total Sources $2,222,107 100.00%
22. City & Community Funds
City/Community $150,000
low interest, long term loan accessed through local sources
(city, neighborhoods, foundations) (3%, 10-15yrs) (not
easy to find, not always available, if available, possibly lots
of red tape and hoops to jump thru)
24. Commercial Lenders
Co-op Loan Funds $200,000
Co-op Loan funds, CFNE, NCDF, LEAF are possilbe
sources. ~7% for 5-10 yrs.
subtotal External/Subordinated$510,000 22.95%
Owner's Contribution plus External/Subordinated should be
75% or higher
Bank Debt $462,107 20.80%
Bank Debt (Senior Debt)(First Position) should be 25% of
total or less. ~6-7% for 7 yrs. Bank financing can be
Total Sources $2,222,107 100.00%
43. Income
INCOME
RETAIL SQ/FT 4,200 4,200 4,200 4,200
GROSS SALES SQ/FT 579 706 812 893
GROSS SALES $2,431,141 $2,965,993 $3,410,891 $3,751,981
% SALES GROWTH 22.00% 15.00% 10.00%
COST OF GOODS SOLD 1,628,865 1,957,555 2,251,188 2,476,307
• AS % OF GROSS SALES 67.00% 66.00% 66.00% 66.00%
GROSS MARGIN 802,277 1,008,437 1,159,703 1,275,673
• AS % OF GROSS SALES 33.00% 34.00% 34.00% 34.00%
3/3/2016 0:00
Sources &
Uses Beginning YEAR 1 YEAR 2 YEAR 3 YEAR 4
44. Expenses
Personnel & Occupancy
Personnel Costs
Payroll & Salary Expense 437,605 489,389 562,797 619,077
Payroll Taxes & Benefits 145,868 163,130 187,599 206,359
Total Personnel Costs 583,474 652,518 750,396 825,436
• AS % OF GROSS SALES 24.00% 22.00% 22.00% 22.00%
OccupancyExpenses
Rent 96,000 96,000 102,000 102,000
Real and Property Taxes, Insurance & CAM 0 0 0 0
Repairs & Maintenance 9,725 10,016 10,317 10,626
Insurance 9,725 10,016 10,317 10,626
Utilities 30,000 31,500 33,075 34,729
Licenses & Permits 3,500 3,605 3,713 3,825
Building Services 5,000 5,150 5,305 5,464
Depreciation/Amortization 147,709 138,695 141,838 143,981
Total OccupancyExpenses 301,659 294,983 306,564 311,250
• AS % OF GROSS SALES 12.41% 9.95% 8.99% 8.30%
Occupancy Expenses less Depreciation/Amortization 6.33% 5.27% 4.83% 4.46%
Depreciation/Amortization 6.08% 4.68% 4.16% 3.84%
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
45. Opera8ng Expenses
Operating Expenses
Store Supplies 55,308 38,558 44,342 48,776
Credit Card Fees 33,550 40,931 47,070 51,777
Telephone/Internet 2,003 2,444 2,811 3,092
Small Equipment purchases 3,890 4,746 5,457 6,003
Trash/Baler 1,459 1,780 2,047 2,251
Bad Debt, Cash Over (Short), Bank Charges 243 297 341 375
Vehicle Expense 0 0 0 0
Miscellaneous 4,862 7,415 8,527 9,380
Total Operating Expenses 101,315 96,169 110,595 121,654
• AS % OF GROSS SALES 4.17% 3.24% 3.24% 3.24%
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
46. Administra8ve & Governance Expenses
Administrative Expenses
Office Supplies/Postage 11,852 9,639 11,085 12,194
Dues & Subscriptions 3,355 4,093 4,707 5,178
Legal, Accounting, Consulting Fees 46,775 20,465 23,535 25,889
Travel Expenses 2,516 3,070 3,530 3,883
Total Administrative Expenses 64,498 37,268 42,858 47,144
• AS % OF GROSS SALES 2.65% 1.26% 1.26% 1.26%
Governance/Member Expense
Board of Directors 5,105 6,229 6,566 7,223
Newsletter Expense 2,431 2,966 3,411 3,752
Member Services 851 1,038 1,194 1,313
Total Governance/Member Expense 8,387 10,233 11,171 12,288
• AS % OF GROSS SALES 0.35% 0.35% 0.33% 0.33%
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
47. Promo8on Expenses
Promotion Expense
Advertising 48,623 39,151 42,295 46,525
Merchandising & Promotion 9,725 11,864 13,644 15,008
Contributions/Donations 1,500 2,500 3,000 5,500
Total Promotional Expenses 59,847 53,515 58,939 67,032
• AS % OF GROSS SALES 2.46% 1.80% 1.73% 1.79%
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
48. Total Opera8ng Expenses & Income
TOTAL OPERATING EXPENSES 1,119,181 1,144,686 1,280,522 1,384,804
• AS % OF GROSS SALES 46.04% 38.59% 37.54% 36.91%
INCOME FROM OPERATIONS (316,904) (136,248) (120,819) (109,131)
• AS % OF GROSS SALES (13.04%) (4.59%) (3.54%) (2.91%)
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
49. Other Revenue & Interest
Other Revenue (Expenses)
Interest Income 0 0 0 0
Interest Expense 0 0 0 0
Rent for 500 sq. ft. 0 0 0 0
Other Non-operating (expense) (24,311) 0 0 0
Total Other Revenues (Expenses) (24,311) 0 0 0
• AS % OF GROSS SALES (1.00%) 0.00% 0.00% 0.00%
Interest expense
City/Community Loan 1,962 1,880 1,796 1,709
Member Loans 0 0 0 0
Vendor Credit 0 0 0 0
Bank Debt 28,905 28,102 27,249 26,345
Total Interest Expense 30,866 29,981 29,044 28,053
• AS % OF GROSS SALES 1.27% 1.01% 0.85% 0.75%
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
50. Bokom Line
PROFIT/(LOSS) BEFORE PATRONAGE & TAXES (372,082) (166,230) (149,863) (137,184)
• AS % OF GROSS SALES (15.30%) (5.60%) (4.39%) (3.66%)
Patronage Rebate expense
• AS % OF GROSS SALES 0.00% 0.00% 0.00% 0.00%
PROFIT/(LOSS) BEFORE TAXES (372,082) (166,230) (149,863) (137,184)
• AS % OF GROSS SALES (15.30%) (5.60%) (4.39%) (3.66%)
Income Taxes 0 0 0 0
• AS % OF GROSS SALES 0.00% 0.00% 0.00% 0.00%
PROFIT/(LOSS) (372,082) (166,230) (149,863) (137,184)
• AS % OF GROSS SALES (15.30%) (5.60%) (4.39%) (3.66%)
3/3/2016 0:00 YEAR 1 YEAR 2 YEAR 3 YEAR 4
53. Cash Flow
STATEMENT OF CASH FLOW
Profit (loss) (372,082) (166,230) (149,863) (137,184)
Depreciation (Gross Accumulated Depreciation) 147,709 138,695 141,838 143,981
Interest Expense Add back 30,866 29,981 29,044 28,053
Subtotal (193,506) 2,447 21,019 34,850
3/3/2016 0:00 Uses Beginning YEAR 1 YEAR 2 YEAR 3 YEAR 4
54. Cash Flow: Changes in Working Capital
3/3/2016 0:00 Uses Beginning YEAR 1 YEAR 2 YEAR 3 YEAR 4
Changes In Working Capital
Prepaid Items 0 0 0 0
Inventories 0 (5,040) (5,191) (5,347)
Accounts Receivable 0 0 0 0
Accounts Payable 111,566 22,513 20,112 15,419
Accrued Payroll and Payroll Taxes 11,221 1,328 1,882 1,443
Sales Tax Payables 2,532 557 463 355
0 0 0 0
Income tax Payable 0 0 0 0
0 0 0 0
TOTAL 125,319 19,358 17,266 11,871
CASH FLOWS FROM OPERATIONS (68,187) 21,805 38,285 46,721
55. Cash Flow from Investments
3/3/2016 0:00 Uses Beginning YEAR 1 YEAR 2 YEAR 3 YEAR 4
INVESTMENTS
Investments 0 0 0 0
BLANK 0 0 0 0
Deposits 0 0 0 0
Organization Development Costs 0 0 0 0
Land 0 0 0 0
Building contingency 0 0 0 0
Building 0 0 0 0
Equipment 0 (15,000) (15,000) (15,000)
Leasehold Improvements 0 0 (15,000) 0
CASH FLOWFROM INVESTMENTS 0 (15,000) (30,000) (15,000)
56. Cash Flows from Equity Ac8vity
3/3/2016 0:00 Uses Beginning YEAR 1 YEAR 2 YEAR 3 YEAR 4
CASH FLOWS FROM EQUITY ACTIVITIES:
Member Equity 28,800 28,800 28,800 28,800
Worker Equity 2,500 3,750 3,750 625
Preferred Shares through DPO 0 0 0 0
Preferred Shares Dividends 0 0 0 0
CASH FLOWS FROM EQUITY ACTIVITIES: 31,300 32,550 32,550 29,425
CASH FLOWS FROM EQUITY ACTIVITIES:
Member Equity 28,800 28,800 28,800 28,800 28,800 16,000 16,000
Worker Equity 2,500 3,750 3,750 625 625 625 250
Preferred Shares through DPO 0 0 0 0 0 (25,000) (25,000)
Preferred Shares Dividends 0 0 0 0 0 (15,000) (14,250)
CASH FLOWS FROM EQUITY ACTIVITIES: 31,300 32,550 32,550 29,425 29,425 (23,375) (23,000)
YEAR 1 YEAR 2 YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7
57. Cash Flow from Debt Service
3/3/2016 0:00 Uses Beginning YEAR 1 YEAR 2 YEAR 3 YEAR 4
CASH FLOWBEFORE DEBT SERVICE (36,887) 39,355 40,835 61,146
DEBT SERVICE (Principal & Interest)
City/Community Loan (6,071) (6,071) (6,071) (6,071)
Vendor Credit 0 0 0 0
Bank Debt (41,924) (41,924) (41,924) (41,924)
Member Loans 0 0 0 0
TOTAL LONG TERM LIABILITIES (47,994) (47,994) (47,994) (47,994)
63. Contract with a Specialist
n Are you…
n Fully conversant with financial budgets and repor8ng?
n Able to set up and manage complex spreadsheets?
n Familiar with food co-op opera8ons and financial performance?
n Able to access historical financial data and adapt it to fit your co-op’s plans?
n Willing to take responsibility for the accuracy of your projec8ons?
n No? Not sure?
n Hire a professional consultant with specialized experHse.